The changes apply to privately rented properties.

Different rules apply if you:

• rent from a housing association or local council
• live in student halls of residence
• are a lodger

Changes to private rented tenancies

Most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026.

If you agree a new tenancy agreement with a private landlord on or after 1 May, it will be an assured periodic tenancy.

Assured periodic tenancies run on a rolling basis, for example, weekly or monthly. It is no longer possible to have an assured tenancy agreement with an end date.

If your tenancy agreement has an end date in it, this will no longer apply.

If you are currently a tenant and already have a written tenancy agreement, you will not need a new one. Instead, your landlord or their letting agent must give you a government-produced Information Sheet telling you about the changes to your tenancy before 31 May 2026. If they do not do this, they could receive a fine.

If you do not have a written tenancy agreement, your landlord will need to give you certain written information. This will explain the key terms of the agreement. Your landlord will probably give this to you in a tenancy agreement.    

If you start a new tenancy after 1 May 2026 your landlord will need to give you certain written information. Your landlord will probably give this to you in a written tenancy agreement.  

Other changes from 1 May 2026

Rent in advance

Your landlord cannot ask for, encourage or accept a payment of rent before you have signed the tenancy agreement.

When you have signed the tenancy agreement, you can be asked to pay a maximum of 1 month’s rent in advance. 

Keeping a pet

You can ask to keep a pet in the property. Your landlord must consider your request and should give you a reason if they refuse.  

Rental discrimination

A landlord cannot discriminate against a tenant because of a protected characteristic under the Equality Act. They also cannot refuse to rent a property to a tenant who is on benefits or has children.  

Rental bidding

A landlord must include a specific price in any written advertisement or offer. Your landlord cannot accept or encourage offers above the advertised rent. 

Rent increases 

Your landlord can only increase the rent once a year and not in the first 12 months of a new tenancy. They must use Form 4A and give you at least 2 months’ notice. You can challenge a proposed rent increase that is above the market rent.  

Ending your tenancy

If you want to end an assured periodic tenancy after 1 May 2026, you can end it by giving 2 months’ notice:

• in writing for example, by letter, email or text
• on the day when the rent is due or the day before the rent is due

You will need to continue to pay rent during the notice period.

You and your landlord can agree to end the tenancy earlier.   

You and your landlord can agree in writing to have a shorter notice period.  

If your landlord wants to end your tenancy 

If your landlord wants to end your assured periodic tenancy after 1 May 2026 they will need to give you a reason for evicting you when they ask you to leave. These reasons are called grounds for possession.

Landlords will have to use the correct forms and give you the correct amount of notice. This is usually 4 months but it can be shorter for some grounds. 

From 1 May 2026 you can no longer be evicted using the ‘no fault’ section 21 process, even if your tenancy agreement says you can.

If the court process was started before 1 May 2026, in some cases it can be completed after that date. 

Some of the reasons that your landlord can legally use to evict you from 1 May 2026 are listed below:

• if your landlord needs to sell or move into the property. They will not be able to evict you for this reason within the first 12 months of the tenancy
• if you are a student, your landlord may be able to use the ground for student houses of multiple occupancy (HMOs) to evict you if you do not move out at the end of the academic year
• if you have not paid your rent on time
• if you, others living with you, or visitors commit antisocial behaviour in or near the property

You can find full details of all the grounds for possession in the grounds for possession guidance.

If your landlord has given you a correct notice of eviction and you do not leave by the end of the notice period, your landlord can apply to court to get their property back. This is called applying for a possession order.

Advice and Support

You can get support, for example, from North Lancashire Citizens Advice Bureau - Citizens Advice North Lancashire

Lancaster City Council has new powers to investigate and take action if your landlord breaks the law. Contact publicprotection@lancaster.gov.uk

For some offences, like failing to licence a property, you can apply to the First-Tier Tribunal for a Rent Repayment Order (RRO). The Tribunal may order your landlord to repay you some or all the rent you paid for a period of up to 2 years.   First-tier Tribunal (Property Chamber) - GOV.UK

 

As a landlord, understanding these changes now will help you: 

• prepare for a smooth transition 
• avoid penalties 
• maintain strong tenant relationships 

What these changes mean for you 

End to section 21 ‘no-fault’ evictions 

Section 21 eviction notices will be abolished. This means that: 

• you'll only be able to evict tenants when you have a specific legally valid reason, known as a ‘possession ground’ 
• within 12 months, landlords can only give notice in limited circumstances, such as rent arrears or antisocial behaviour 
• after 12 months, a landlord may only seek possession under defined grounds, such as selling or moving into the property, with 4 months’ notice 

End to fixed-term tenancies 

Fixed-term assured and assured shorthold tenancies (ASTs) will be replaced by periodic assured tenancies or ‘rolling tenancies’. This means that renters will be able to stay in their property until they end the tenancy or until a landlord serves a valid notice to end it or obtains a court order for possession. Renters will be able to end the tenancy at any point by giving 2 months’ notice. 

Rent increases (within a tenancy)  

These will be limited to once a year at the market rate. Landlords must give tenants at least two months' notice of a rent increase. Tenants can challenge increases at the First-tier Tribunal. 

Advance rent 

Only one month's rent will be payable in advance and landlords will be unable to request payment before an agreement is signed. 

Written agreements 

All tenancies must have a written contract. 

Right to request a pet 

Landlords cannot unreasonably refuse a tenant’s request to have a pet. 

Ending rental bidding 

It will be illegal to invite or accept bids above the advertised rent. 

End to discrimination 

It will be illegal for landlords to discriminate against tenants who receive benefits or have children.

Enforcement

Councils will have greater powers to investigate landlords and enforce compliance. 

Higher fines and penalties will be introduced for breaches of rental laws. 

You should: 

• stay up to date with changes on Gov.uk
• review your property portfolio and identify areas needing upgrades or compliance adjustments 
• update your tenancy agreements in line with the new requirements 
• carry out regular property inspections to ensure ongoing compliance 
• develop a clear record-keeping system to track compliance and avoid penalties 
• engage with professional landlord associations to stay informed and receive guidance 

Advice and information is available from

Renters' Rights Act: an overview for landlords  - GOV.UK

National Residential Landlords Association (NRLA) NRLA - Championing a Responsible Rental Sector

Contact Lancaster City Council on publicprotection@lancaster.gov.uk