The Renters’ Rights Act 2025 in England: what changed on 1 May 2026, and what is still to come

What came into force on 1 May 2026?

The Renters’ Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026 (SI 2026/421) brought Chapter 1 of Part 1 of the Act (assured tenancy reform, except section 25(3)) and Schedules 1 and 2 into force on 1 May 2026. This applies to assured tenancies that are not social housing assured tenancies.

This page covers private-sector assured tenancies in England. Wales has its own regime under the Renting Homes (Wales) Act 2016.

The main changes for a private tenancy are set out below. Each row links to the provision that makes the change.

How often can a landlord put up the rent?

A rent increase under an assured periodic tenancy must come through the statutory procedure: a section 13 notice (or an agreement following one), a tribunal determination, or a written agreement for a lower rent following a tribunal determination. The rent for a period may not be greater than the rent for the previous period except in those cases (section 13(4A)). A rent review clause that increases rent without a notice is of no effect for that purpose.

The next increase cannot take effect before the “appropriate date”, which is 52 weeks after the increased rent took effect, or 53 weeks in the case set out in section 13(3A)–(3B). The first increase cannot take effect before 52 weeks after the first period of the tenancy began (section 13(2)(b)(ii)), and a later one not before that appropriate date (section 13(2)(c)(ii)). The notice must propose a start no earlier than two months after service (section 13(2)(a)).

The following example applies section 13(3A) to made-up dates (Housing Act 1988, section 13).

Worked example (illustrative dates). The rule in section 13(3A)(b) counts 52 weeks from the date the increase took effect. If a rent increase took effect on 1 June 2027, the earliest appropriate date for the next increase is 30 May 2028. This example assumes the 53-week case does not apply.

What are the pet and information rules?

A tenant may ask the landlord in writing to keep a pet, describing the pet. Consent cannot be unreasonably refused, and the landlord must respond within 28 days, unless it reasonably asks for more information, needs a superior landlord’s consent, or the tenant agrees to a delay (section 11). The Act sets out circumstances in which refusal can be reasonable, including where a superior lease prohibits pets.

Before a tenancy is entered into, the landlord must give the tenant a written statement of the terms and other information that regulations specify (section 12). Where the tenancy becomes an assured tenancy later, the statement must be given within 28 days of that date.

For tenancies created before 1 May 2026 with a written tenancy agreement, the roadmap says landlords had to give tenants the government Information Sheet on or before 31 May 2026; where the tenancy was agreed verbally, a written summary of the main terms was due by the same date (GOV.UK roadmap, rules for tenancies created before 1 May 2026).

What is not in force yet?

The database and ombudsman provisions were not commenced by the Regulations that brought the tenancy changes into force on 1 May 2026 (SI 2026/421, regulation 3).

The roadmap is a plan, so its dates can change. Check the position before relying on any date.

What about section 21 notices and existing tenancies?

Section 21 no-fault possession was abolished for new notices for private-sector assured tenancies in England from 1 May 2026 (section 2; SI 2026/421, regulation 2). Notices given earlier are covered by the transitional rules in Schedule 6.

Under paragraph 3, where a valid section 21 notice had been given and the claim form had already been requested before commencement, the notice remains valid until possession proceedings are concluded. Under paragraph 4, where the claim had not been requested, it had to be requested within the earlier of six months from the date the notice was given (for a notice under section 21(4), four months from the date specified in it) and three months beginning with the commencement date (paragraph 4(2) and (3)). Three months beginning with 1 May 2026 ended on 31 July 2026, so section 21 notices in that position have now lapsed. Take advice on the exact dates for any particular notice.

What should a landlord or tenant check now?

For any tenancy in England, these are the first things to confirm:

• Whether the tenancy was granted before or after 1 May 2026, and whether it is a periodic tenancy under section 1.
• The ground relied on for possession, and the notice period in section 8 (4AA) of the Housing Act 1988.
• The date of the last rent increase, and the earliest date for the next one under section 13.
• Whether any section 21 notice was given before 1 May 2026, and the claim form dates under Schedule 6.