Renters’ rights in England: what changed, and what should you do now?

Who this summary is for

It is for people checking a private assured tenancy in England. Lodgers who live with their landlord, student halls, social housing and the other UK nations can follow different rules. Confirm the tenancy type before relying on a notice or rent process.

The changes renters will notice

• Most assured shorthold tenancies became assured periodic tenancies on 1 May 2026; new assured tenancies no longer use fixed end dates in the old way.
• Section 21 no-fault eviction ended for assured tenancies; a landlord needs a valid possession ground and the required process.
• Rent increases generally use the prescribed route, no more than once in 12 months and with at least two months’ notice.
• After signing, landlords and agents generally cannot require more than one month’s rent in advance; timing and edge cases matter.
• A landlord must consider a written pet request and give a reason if refusing.
• Rental bidding above the advertised rent and discrimination simply because a renter has children or receives benefits are prohibited.

The rollout continues

The main reforms began on 1 May 2026. The government roadmap currently places the Private Rented Sector Database rollout from late 2026 and mandatory landlord-ombudsman membership in 2028. Check the roadmap rather than assuming every later measure is already active.

Notice is a dated record, not an acceptance request

For an assured periodic tenancy, current guidance generally requires written notice of at least two months unless a shorter period is agreed. It must end on the rent-due date or the day before; every named tenant in a joint tenancy needs to give notice. Keep the intended end, delivery evidence and any reply separately, then arrange checkout, keys and final meters. PlacePact does not serve notice or determine validity.

Official sources

Source boundary: PlacePact turns current primary guidance into a planning workflow. It is not legal, financial, property or transport advice; check your agreement, provider and location before acting.

• GOV.UK tenant overview
• Implementation roadmap
• Official information sheet
• Assured periodic tenancy guide
• Shelter England