Private renting in England changed on 1 May 2026, when the main tenancy reforms in the Renters’ Rights Act 2025 took effect. This guide explains the essentials to check and keep track of. It is general information, not advice on an individual dispute.
What changed in 2026?
Most private assured shorthold tenancies became assured periodic tenancies on 1 May 2026. New assured tenancies are also periodic, so they do not have a fixed end date in the old sense. Your tenancy continues until you or your landlord end it using the law.
A landlord cannot use a section 21 notice to end an assured tenancy on or after 1 May 2026. If a landlord wants possession, they must rely on a legal ground and follow the required process. Do not assume that a message or notice means you must leave immediately: get prompt independent advice if you are unsure what a document means.
The reforms apply to most private renters in England. Different rules can apply to lodgers, social housing, student halls and some other arrangements.
Before you move in
Read the written tenancy information and ask questions about anything unclear. Check the rent, payment dates, bills, responsibility for council tax, repair reporting arrangements, access arrangements and how to contact the landlord or agent.
At check-in, take dated photos or a video of each room, meter readings and any existing marks or damage. Compare these with the inventory and send corrections in writing promptly. Keep a copy of the signed agreement, inventory, payment receipts, safety information and all messages.
If you pay a tenancy deposit, ask which authorised tenancy deposit scheme holds it and keep the prescribed information. You can check the scheme directly if you are uncertain.
During the tenancy
Pay rent as agreed, report repairs promptly and keep a written record. Ask for confirmation if you discuss something by phone. A landlord or agent normally needs at least 24 hours’ notice and a reasonable time to enter for inspection or repairs, except in an emergency.
From 1 May 2026, rent increases for assured periodic tenancies generally use the statutory process: the landlord must use Form 4A, give at least two months’ notice, and cannot increase rent more than once in a year or during the first 12 months of a new tenancy. You can challenge a proposed increase above market rent through the First-tier Tribunal. Check the official guidance before responding because timing and transitional rules can matter.
If a problem arises
Put the issue and the outcome you are asking for in writing. Save photos, dates, receipts and replies. For serious disrepair or safety concerns, contact the council’s private housing or environmental health team if the landlord does not act. If you face eviction, harassment or an urgent housing risk, seek specialist advice quickly.
Official sources
- Renters’ Rights Act overview for tenants (GOV.UK)
- Private renting: rights and responsibilities (GOV.UK)
- Tenancy deposit protection (GOV.UK)
Reviewed 11 October 2026. The law can change; check the current official guidance or speak to a qualified adviser about your circumstances.
About the author
Arman Khosravi is a solicitor and Partner at Oliver Fisher Solicitors, and co-founder of Hermens Property.
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