The Renters' Rights Act: what changed
England · last checked 8 October 2026
Since 1 May 2026 every private tenancy in England is a rolling (periodic) assured tenancy. Fixed terms ended automatically. Section 21 "no-fault" evictions are gone.
Tenants can now leave at any time with two months' notice. You can only end a tenancy for a legal reason (a "ground"), and only with the right notice.
Councils can now fine landlords up to £7,000 for a first breach and up to £40,000 for repeated or serious breaches. Tenants can claim back up to two years' rent through a rent repayment order.
Do
- Treat every tenancy as rolling month to month, whatever the old agreement says.
- Give new tenants a written statement of the tenancy terms before the tenancy starts.
- Make sure tenants who were already renting on 1 May 2026 got the government's Renters' Rights Act Information Sheet. The deadline was 31 May 2026. If you missed it, send it now.
- Keep dated records of everything you send and every repair you do. Evidence decides disputes now.
- Put the asking rent in every advert and stick to it.
Don't
- Don't serve a Section 21 notice. It no longer exists in England.
- Don't sign a new fixed-term tenancy. Fixed terms are no longer allowed.
- Don't accept or invite offers above the advertised rent. Rental bidding is banned.
- Don't refuse tenants just because they receive benefits or have children.
- Don't ask for more than one month's rent up front.
Deadlines
- Main changes started
- 1 May 2026
- Information Sheet to existing tenants
- 31 May 2026 (send now if missed)
If you get it wrong
Up to £7,000 for a first breach, up to £40,000 for repeated or serious breaches, and rent repayment orders of up to two years' rent.
Official sources
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Start freeThis guide is general information about the law in England, not legal advice. Laws and dates change, so check GOV.UK or ask a solicitor before acting on anything serious, such as asking a tenant to leave. Last checked 8 October 2026.