Summary
The 5 Big Changes Coming May 1, 2026
🚫 No More Fixed Terms: The "12-month lock-in" is illegal. All tenancies will be rolling monthly contracts, meaning you can leave at any time with 2 months' notice.
🛑 End of "No-Fault" Evictions: Section 21 is abolished. Landlords can no longer kick you out without a specific legal reason (like selling the property or moving in themselves).
⏳ Longer Protection: If a landlord wants to sell or move in, they must give you 4 months' notice, and they cannot do this during the first 12 months of your tenancy.
💷 Rent Control: "Bidding wars" are banned. Landlords can only raise rent once a year to the market rate using a specific legal form.
🐾 Rights for Pets: Landlords cannot unreasonably refuse a request for a pet, though they can require you to pay for pet damage insurance.
If you rent in the UK, your rights are about to change in a big way.
From May 1, 2026, new rental laws will reshape how private renting works — from how long you can stay in your home, to how often your rent can increase, to whether your landlord can say no to pets.
This guide explains the New Renters Rights Law 2026 in plain English, so you know exactly where you stand and what to prepare for.
The End of “No-Fault” Evictions (Section 21)
What changed?
Until now, landlords could evict tenants using a Section 21 notice, often called a “no-fault eviction”. This allowed them to ask you to leave with two months’ notice, without giving a reason.
From May 2026, Section 21 is banned.
What replaces it?
Landlords must now give a valid reason to evict you, such as:
- Selling the property
- Moving themselves or a close family member in
- Serious rent arrears or breach of contract
In most cases, they must also give at least 4 months’ notice.
Key takeaway: If you pay your rent and follow the rules, you are much harder to remove.
Fixed-Term Tenancies Are Ending
From May 1, 2026, all private tenancies automatically become rolling (periodic) contracts.
- No more mandatory 6- or 12-month lock-ins
- No penalties for leaving after a fixed term
- No being forced to renew a contract you don’t want
How much notice do tenants give?
Tenants can leave at any time by giving 2 months’ notice. Landlords cannot force you to stay beyond this.
Important: Even if you signed a 12-month contract before May 2026, the law overrides it once the new rules begin.
Rent Increases & the End of Bidding Wars
No more rental bidding
Landlords must now advertise a clear asking rent. They cannot ask for or accept offers above that price.
How often can rent increase?
- Once per year only
- Via a formal Section 13 notice
- No automatic rent review clauses
If a rent increase is unfair, tenants can challenge it at a tribunal for free.
Pets, Children, and Discrimination
Can landlords still say no to pets?
Not without a good reason. Blanket “no pets” policies are no longer allowed.
Landlords may ask tenants to take out pet damage insurance where reasonable.
Families and benefits
It is now illegal to:
- Ban children
- Refuse tenants purely because they receive benefits
Old Rules vs New Rules (Quick Comparison)
| Topic | Before May 2026 | From May 2026 |
|---|---|---|
| Evictions | No reason needed (Section 21) | Valid reason required |
| Notice Period | 2 months | 4 months (most cases) |
| Tenancy Type | Fixed-term contracts | Rolling monthly contracts |
| Rent Increases | Automatic clauses allowed | Once per year only |
| Pets | Landlord can say no | Must give a valid reason |
Frequently Asked Questions
Can my landlord evict me to sell the house?
Yes — but they must give 4 months’ notice, and they cannot do so within the first 12 months of your tenancy.
What if I signed a contract in March 2026?
Your tenancy automatically converts to a rolling contract on May 1, 2026.
What Should Tenants Do Now?
- Read your current contract, but remember the new law overrides parts of it
- Avoid rushing into long renewals
- Know your notice rights before agreeing to anything new
Unsure how this affects your tenancy? Check your rights before signing or renewing anything this spring.