Renters' Rights Act: What It Means for Tenants in 2026
Since 1 May 2026, the Renters' Rights Act 2025 has been reshaping private renting in England — and if you've felt slightly behind on what's actually changed, you're not alone. Here's a plain-English run-through of what the Act means for you, right now, as a tenant.
Section 21 'no-fault' evictions are gone
Landlords can no longer ask you to leave simply because your fixed term has ended, with no reason given. To seek possession, a landlord now has to rely on a specific legal ground — such as wanting to sell the property or move in themselves — under what's known as a Section 8 notice. It doesn't mean you can't be asked to leave, but it does mean your landlord has to justify it.
Fixed-term tenancies have become periodic tenancies
New tenancies, and any existing fixed-term tenancies, now run as periodic (rolling) tenancies rather than being tied to a 6 or 12-month term. In practice, this gives you more flexibility to leave when your circumstances change, provided you give the right notice.
Rent increases: capped to once a year, and challengeable
Your rent can only be increased once every 12 months, and any increase has to reflect a genuine market rate — old rent review clauses that let a landlord raise rent by a fixed formula no longer apply. If an increase feels excessive, you have the right to challenge it at a tribunal before it takes effect.
No more bidding wars
Landlords and agents can no longer accept, invite, or encourage offers above the advertised rent for a property. A realistic asking rent has to be set upfront, so you're no longer competing against other applicants by offering more money just to secure a home.
Upfront costs are limited
For new tenancies, landlords can no longer request large sums of rent in advance to reduce their own risk. In most cases, no more than one month's rent can be requested upfront, alongside your deposit.
A fairer application process
Blanket refusals of tenants who receive benefits or have children are no longer permitted. Applications should be assessed on the same basis for everyone.
A right to request a pet
You now have a right to ask your landlord for permission to keep a pet, and that request can't be unreasonably refused. A landlord may ask for pet insurance as a condition of agreeing, but a blanket 'no pets' policy is no longer enforceable in the way it used to be.
Frequently asked questions
Do I need a new tenancy agreement because of the Renters' Rights Act?
No — the changes apply automatically to your existing tenancy by law, whether or not your written agreement has been updated. Your landlord should have given you a government information sheet explaining the changes, but you don't need a new contract for the new rules to apply.
What notice do I need to give if I want to leave?
Under the new periodic tenancy rules, tenants typically need to give two months' notice to end a tenancy, rather than the shorter notice some fixed-term contracts previously allowed. Check your specific tenancy for exact terms.
Can my landlord still ask me to leave?
Yes, but only on specific legal grounds — such as selling the property, moving in themselves, or rent arrears — rather than without a reason, as was previously possible under Section 21.
Have a question about how the Renters' Rights Act affects your tenancy with us? Get in touch with the team at hello@benchmarkea.co.uk or 020 3832 6106.