The rental landscape in England changed significantly on 1 May 2026. From periodic tenancies and notice periods to rent increases, rental bidding and pets, here are the key changes worth knowing.
Periodic tenancies replace fixed terms
Assured Shorthold Tenancies (ASTs) have been replaced by Assured Periodic Tenancies (APTs). Instead of having a fixed end date, the tenancy continues on a rolling basis until it is brought to an end.
This provides tenants with greater flexibility if circumstances or future plans change.
Two months’ notice
Tenants can end an assured periodic tenancy by giving at least two months’ notice in writing. The tenancy must end on the day the rent is due or the day before it is due.
This gives tenants considerably more flexibility than having to wait for a fixed-term tenancy to end.
Section 21 ‘no-fault’ evictions have ended
Landlords can no longer use Section 21 to end an assured tenancy without a recognised reason.
Landlords still have legitimate grounds to regain possession, including where they intend to sell the property or move into it. These particular grounds cannot normally be used during the first 12 months of the tenancy.
Rent increases are more controlled
Rent can generally be increased only once a year, and tenants have a route to challenge an increase they believe is above the market rate.
This gives tenants greater clarity around when their housing costs may change.
Rental bidding has ended
Properties must be marketed at an advertised rent, and landlords and letting agents cannot ask for, encourage or accept an offer above that amount.
This should provide greater transparency, particularly in competitive rental markets.
Rent in advance
A landlord cannot ask for, encourage or accept rent before the tenancy agreement has been signed. Once signed, the tenant can be asked for up to one month’s rent in advance before the tenancy begins.
This is particularly relevant for international arrivals who may previously have offered several months’ rent upfront because they had not yet established a UK credit history.
Renting with pets
Tenants have the right to request permission to keep a pet. Landlords must consider the request and cannot refuse unreasonably.
It is still sensible to make any pet requirements clear at the beginning of a property search.
What does this mean in practice?
Overall, the changes provide greater flexibility, transparency and protection for tenants.
For anyone relocating, preparation remains important. Understanding your budget, having referencing documents ready and being clear about your property and location priorities can all help the home search and tenancy process run more smoothly.
A note on non-Housing Act tenancies
The changes above apply to assured tenancies in England.
Non-Housing Act tenancies, such as company lets and Common Law leases, sit outside the assured tenancy regime and are not affected by these changes in the same way.
For these arrangements, the individual tenancy agreement remains particularly important, including the length of the tenancy, rent provisions, notice periods and arrangements for bringing it to an end.
Understanding which type of tenancy applies from the outset helps ensure everyone is clear about the terms that apply.
Further information
For full details and the latest guidance, please link to the UK Government’s official guidance:
https://www.gov.uk/government/publications/the-renters-rights-act-information-sheet-2026
This article provides general information about renting in England and is not legal advice. Individual circumstances and tenancy arrangements can differ, and specific advice should be sought where required.
