Understanding the Renters' Rights Act.
Big changes are coming to renting in England, and, at Housing Hand, we want to make sure you feel ready for them. The Renters’ Rights Act is something a lot of tenants are asking questions about right now, and understandably so.
We have answered the some of the most frequently asked questions and made it as simple as we possible could. We believe that renting should be for everyone, so you can find out what the changes mean for your tenancy and feel confident going forward.
We have answered the some of the most frequently asked questions and made it as simple as we possible could. We believe that renting should be for everyone, so you can find out what the changes mean for your tenancy and feel confident going forward.
The introduction of the Renters' Rights Act
The Renters’ Rights Act is a new law coming into force on 1 May 2026 that is set to make renting in England fairer, with additional rights to tenants.
Some of the biggest changes include:
You can find full details of the Renters’ Rights Act on the government website here.
Some of the biggest changes include:
- Banning of rent in advance
- End of fixed-term tenancies, allowing tenants to leave with two months’ notice at any point
- The abolition of Section 21, meaning landlords can no longer evict a tenant without a specific reason
- It also includes stronger protections around rent increases, limiting these to once a year in line with market rates.
You can find full details of the Renters’ Rights Act on the government website here.
Elements of the Renters’ Rights Act comes into force on 1st May 2026, such as:
This new law will impact all tenancies (other than University Halls) both signed prior to 1st May 2026 and those that are currently in occupation. You will be able to provide two months’ notice from 1st May.
After this transition period Purpose-Built Student Accommodation (PBSA) that are signed up to an approved code, such as ANUK/UNIPO, and university halls will be exempt from much of the Renters’ Rights Act.
- End of fixed term tenancies
- Abolishment of section 21 (no fault evictions)
- Ban on rental bidding
- Ban on rent in advance
- Limit rent increases to once per year
- Consider tenant requests with pets
From late 2026, the rollout for the landlord’s database will commence, and introduction of the landlord Ombudsman. Further dates are to be announced for the Decent Homes Standard.
This new law will impact all tenancies (other than University Halls) both signed prior to 1st May 2026 and those that are currently in occupation. You will be able to provide two months’ notice from 1st May.
After this transition period Purpose-Built Student Accommodation (PBSA) that are signed up to an approved code, such as ANUK/UNIPO, and university halls will be exempt from much of the Renters’ Rights Act.
It is likely that more landlords will be requesting guarantors following the ban on upfront rent. You can find out more about who can be your guarantor or how Housing Hand can help.
Housing Hand guarantees continue for the fixed term period originally agreed when issued.
If you are living in a PBSA or an HMO or have signed a tenancy agreement to enter before or after 1st May your tenancy will become periodic and will have no end date, allowing for 2 months’ notice to be given at any time.
For PBSA and some student HMOs your accommodation provider may require the tenancy to conclude at the end of the academic cycle and serve a Ground 4A notice to have the accommodation vacated by the end of the annual academic cycle (June-Sept). Your Housing Hand guarantee will continue for the full length of your tenancy agreement.
Your Housing Hand guarantee will continue for rolling tenancies assuming you continue to pay your Housing Hand fees and do not meet criteria for rent arrears eviction.
If you are living in a PBSA or an HMO or have signed a tenancy agreement to enter before or after 1st May your tenancy will become periodic and will have no end date, allowing for 2 months’ notice to be given at any time.
For PBSA and some student HMOs your accommodation provider may require the tenancy to conclude at the end of the academic cycle and serve a Ground 4A notice to have the accommodation vacated by the end of the annual academic cycle (June-Sept). Your Housing Hand guarantee will continue for the full length of your tenancy agreement.
Your Housing Hand guarantee will continue for rolling tenancies assuming you continue to pay your Housing Hand fees and do not meet criteria for rent arrears eviction.
Phase 2 of the Renters' Rights Act
While letting agents or property managers can upload safety documentation on behalf of a client, the legal responsibility to start and complete property entries rest strictly with the landlord.
The government has set the annual registration fee at £65 per property, per year. This fee will be pro-rated during initial rollout so landlords registering early in the cycle pay a proportional rate.
Purpose-Built Student Accommodation (PBSA) providers who are registered under government-approve codes (such as ANUK/Unipol) retain exemptions regarding fixed-term contracts and seasonal upfront rent. However, general private student lets under standard assured tenancies must comply with database registration rules.
Stage 2 is scheduled for late 2027. At this point, the database public portal will open for prospective tenants to verify landlord compliance, and landlords will be required to register unoccupied properties and display unique property identifiers on all property marketing adverts.
Your tenancy and contract
The Renter’s Rights Act overwrites any current law. So, whilst it doesn’t mean your contract is invalid, it does mean there are elements within the contract that may be overwritten by the new law.
Many accommodation providers may update their rental contracts ahead of the Renters’ Rights Act coming into force, so all arrangements are clear, however this isn’t a requirement.
For example, if you live in a private rental home on a fixed term contract, as of the 1st May 2026, your contract will no longer be fixed term, it will be monthly rolling.
If you live in Purpose Built Student Accommodation (PBSA) your contract will still be relevant as PBSA is exempt from the majority of the Renters’ Rights Act.
However, if you live in a PBSA building, and signed your Assured Shorthold Tenancy (AST) prior to the 1st May 2025 your contract will convert to a rolling tenancy which means you have the option to two months’ notice to leave.
Your student landlord must serve a written statement prior to the 1st June 2026 to confirm that they intend to relet to another student for the next academic cycle (Ground 4A). Unless of course, you have agreed to renew.
Please note: Your landlord must serve the government information sheet to existing tenants by 31st May 2026, informing tenants of the legal changes.
Many accommodation providers may update their rental contracts ahead of the Renters’ Rights Act coming into force, so all arrangements are clear, however this isn’t a requirement.
For example, if you live in a private rental home on a fixed term contract, as of the 1st May 2026, your contract will no longer be fixed term, it will be monthly rolling.
If you live in Purpose Built Student Accommodation (PBSA) your contract will still be relevant as PBSA is exempt from the majority of the Renters’ Rights Act.
However, if you live in a PBSA building, and signed your Assured Shorthold Tenancy (AST) prior to the 1st May 2025 your contract will convert to a rolling tenancy which means you have the option to two months’ notice to leave.
Your student landlord must serve a written statement prior to the 1st June 2026 to confirm that they intend to relet to another student for the next academic cycle (Ground 4A). Unless of course, you have agreed to renew.
Please note: Your landlord must serve the government information sheet to existing tenants by 31st May 2026, informing tenants of the legal changes.
A fixed term tenancy is a tenancy agreement for a specific duration, for example 6 or 12 months. Periodic tenancies don’t have any time limit and continue rolling from month to month.
For those that live in PBSA, there shouldn’t be any change in contract as it is exempt from much of the Renters’ Rights Act.
For other tenancy types, there is no obligation to sign a new rental contract, but it is advisable to clarify this with your landlord ahead of time.
For other tenancy types, there is no obligation to sign a new rental contract, but it is advisable to clarify this with your landlord ahead of time.
If you are living in Purpose Built Student Accommodation, and have signed your contract prior to the 1st May, you can provide two months’ notice to leave your tenancy after 1st May 2026.
If you sign your student tenancy agreement after 1st May 2026 for the 26/27 academic year, you can leave at the end of the agreed fixed term, unless otherwise agreed with your accommodation provider.
For all other tenancy types, you can provide two months’ notice to leave from 1st May 2026 onwards.
If you sign your student tenancy agreement after 1st May 2026 for the 26/27 academic year, you can leave at the end of the agreed fixed term, unless otherwise agreed with your accommodation provider.
For all other tenancy types, you can provide two months’ notice to leave from 1st May 2026 onwards.
Under the Renters’ Rights Act fixed term tenancies are no longer allowed. Landlords can therefore not determine a contract duration.
For new periodic tenancies the term is controlled by the tenant where they can give two months’ notice at any time.
For new periodic tenancies the term is controlled by the tenant where they can give two months’ notice at any time.
If you live in a PBSA building, yes this is still possible. For any other tenancy agreement this will be illegal.
Once a tenancy has started, you can voluntarily opt to pay rent in advance, however this cannot be something you have to do before you move in.
Once a tenancy has started, you can voluntarily opt to pay rent in advance, however this cannot be something you have to do before you move in.
Giving notice or ending your tenancy
How much notice do I need to give my landlord now?
Before 1st May, when the Renters’ Rights Act comes into force then this is governed by your current rental agreement. After that time, it will depend on the type of accommodation you are living in.
PBSA & University Halls
In PBSA (Purpose Built Student Accommodation) and university halls, fixed term tenancies will remain so you can only leave early by mutual consent, please speak to your accommodation provider for more information.
HMO
In an HMO (House of Multiple Occupancy), you should have been served with a Ground 4A notice by your landlord at the start of your tenancy. This gives the landlords the ability to regain possession of the property between 1st June and 30th September, allowing them to prepare for the next academic year. However, as a tenant, you will still be able to provide two months’ notice and leave at any point.
If your landlord has not provided you with a Ground 4a notice and you haven’t provided your two months’ notice, you should reach out to them as soon as possible to reach an agreement.
Other private rental
You can provide two months’ notice to leave your accommodation at any time.
Before 1st May, when the Renters’ Rights Act comes into force then this is governed by your current rental agreement. After that time, it will depend on the type of accommodation you are living in.
PBSA & University Halls
In PBSA (Purpose Built Student Accommodation) and university halls, fixed term tenancies will remain so you can only leave early by mutual consent, please speak to your accommodation provider for more information.
HMO
In an HMO (House of Multiple Occupancy), you should have been served with a Ground 4A notice by your landlord at the start of your tenancy. This gives the landlords the ability to regain possession of the property between 1st June and 30th September, allowing them to prepare for the next academic year. However, as a tenant, you will still be able to provide two months’ notice and leave at any point.
If your landlord has not provided you with a Ground 4a notice and you haven’t provided your two months’ notice, you should reach out to them as soon as possible to reach an agreement.
Other private rental
You can provide two months’ notice to leave your accommodation at any time.
Yes, during the transition period from 1st May 2026 – 31st July 2026 you can provide two months’ notice at any point after 1st May 2026, regardless of your previous tenancy agreement.
When staying in PBSA, you will be in a fixed term tenancy until 1st May 2026, and this will need to be mutually agreed with your accommodation provider. For any other tenancy, two months’ notice to leave can be provided at any point after 1st May 2026.
This will depend on the type of accommodation you are living in.
PBSA and University Halls
In PBSA (Purpose Built Student Accommodation) or university halls, fixed term tenancies will remain so you can only leave early by mutual consent, please speak to your accommodation provider for more information.
HMO
In an HMO (House of Multiple Occupancy), you should have been served with a Ground 4A notice by your landlord at the start of your tenancy. This gives the landlords the ability to regain possession of the property between 1st June and 30th September, allowing them to prepare for the next academic year. However, as a tenant, you will still be able to
provide two months’ notice and leave at any point.
If your landlord has not provided you with a Ground 4a notice and you haven’t provided your two months’ notice, you should reach out to them as soon as possible to reach an agreement.
Other private rental
You can provide two months’ notice to leave your accommodation at any time.
PBSA and University Halls
In PBSA (Purpose Built Student Accommodation) or university halls, fixed term tenancies will remain so you can only leave early by mutual consent, please speak to your accommodation provider for more information.
HMO
In an HMO (House of Multiple Occupancy), you should have been served with a Ground 4A notice by your landlord at the start of your tenancy. This gives the landlords the ability to regain possession of the property between 1st June and 30th September, allowing them to prepare for the next academic year. However, as a tenant, you will still be able to
provide two months’ notice and leave at any point.
If your landlord has not provided you with a Ground 4a notice and you haven’t provided your two months’ notice, you should reach out to them as soon as possible to reach an agreement.
Other private rental
You can provide two months’ notice to leave your accommodation at any time.
Under the Renters’ Rights Act, Section 21 (a no-fault eviction) is no longer possible.
Landlords must provide a reason for the eviction, along with the relevant notice period. You can find types of eviction grounds here. All others are illegal and can be appealed through Tribunal or Courts.
Landlords must provide a reason for the eviction, along with the relevant notice period. You can find types of eviction grounds here. All others are illegal and can be appealed through Tribunal or Courts.
Students and PBSA
For all tenancies entered into prior to 1st May 2026 (including PBSA) the Act applies, but university halls are exempt from the majority of the Renter’s Rights Act. If you enter into an agreement with a PBSA after 1st May 2026 it will be exempt from the Act.
You landlord must advise you prior to 31st May 2026. University halls will be exempt however PBSA will depend on when you have entered into a tenancy agreement. Speak to your landlord or accommodation provider for more information.
Only those who live in PBSA or university halls are exempt, and they can therefore still ask for rent up front.
For all other tenancy types, landlords are not allowed to request this.
For all other tenancy types, landlords are not allowed to request this.
Ground 4A notice may be served to students living in an HMO and in some cases where a PBSA has an existing tenancy prior to 1st May. It provides the landlord with the right to stop the tenancy and regain possession between 1st June and 30th September after the academic year is complete.
Notice must be served by the landlord before the tenancy starts or before 31st May for certain non exempt PBSA.
Notice must be served by the landlord before the tenancy starts or before 31st May for certain non exempt PBSA.
PBSA and university halls are exempt from the majority of the Renter’s Rights Act, so it only applies to private rentals
This will depend on the date of the sale, and we would recommend you get specific advice. If the date of sale is after the 1st May 2026, the old landlord has the right to terminate the agreement, and a new agreement would be required by the new landlord.
If the sale is before the 1st May, the obligations would normally move from your old landlord (the seller) to the buyer. However, it is best to confirm this with your new landlord.
If the sale is before the 1st May, the obligations would normally move from your old landlord (the seller) to the buyer. However, it is best to confirm this with your new landlord.
This will depend on the type of accommodation you are living in.
PBSA and University Halls
In PBSA (Purpose Built Student Accommodation) or university halls, fixed term tenancies will remain so you can only leave early by mutual consent, please speak to your accommodation provider for more information.
HMO
In an HMO (House of Multiple Occupancy), you should have been served with a Ground 4A notice by your landlord at the start of your tenancy. This gives the landlords the ability to regain possession of the property between 1st June and 30th September, allowing them to prepare for the next academic year. However, as a tenant, you will still be able to provide two months’ notice and leave at any point.
If your landlord has not provided you with a Ground 4a notice and you haven’t provided your two months’ notice, you should reach out to them as soon as possible to reach an agreement.
Other private rental
You can provide two months’ notice to leave your accommodation at any time.
PBSA and University Halls
In PBSA (Purpose Built Student Accommodation) or university halls, fixed term tenancies will remain so you can only leave early by mutual consent, please speak to your accommodation provider for more information.
HMO
In an HMO (House of Multiple Occupancy), you should have been served with a Ground 4A notice by your landlord at the start of your tenancy. This gives the landlords the ability to regain possession of the property between 1st June and 30th September, allowing them to prepare for the next academic year. However, as a tenant, you will still be able to provide two months’ notice and leave at any point.
If your landlord has not provided you with a Ground 4a notice and you haven’t provided your two months’ notice, you should reach out to them as soon as possible to reach an agreement.
Other private rental
You can provide two months’ notice to leave your accommodation at any time.
Yes, you can. However, this is most likely to be in a rolling tenancy in private accommodation where Ground 4A cannot be served.
Yes, landlords can still request that you have a rent guarantor. This could be a family member or professional guarantor service like Housing Hand.
Shared housing and HMOs
Yes, you can. However, this is most likely to be in a rolling tenancy in private accommodation where Ground 4A cannot be served.
If you are in a periodic tenancy sharing with others, then any notice given by one tenant is deemed to be a notice for all and the tenancy will end for all at the end of that notice period.
Once a tenancy has started, you can voluntarily opt to pay rent in advance, however this cannot be something you have to do before you move in.
Your rights as a tenant
For all tenancies, other than PBSA, increases must be propsed no more than once a year by serving a Section 13 notice at least two months ahead of any proposed increases.
The new rent must be in line with local market rent, and can be challenged by the tenant through a Tribunal process for a fee.
After serving a section 13 notice, the landlord may still agree a lower rent in writing.
The new rent must be in line with local market rent, and can be challenged by the tenant through a Tribunal process for a fee.
After serving a section 13 notice, the landlord may still agree a lower rent in writing.
Under the Renters’ Rights Act, Section 21 (a no-fault eviction) is no longer possible.
Landlords must provide a reason for the eviction, along with the relevant notice period. You can find types of eviction grounds here. All others are illegal and can be appealed through Tribunal or Courts.
Landlords must provide a reason for the eviction, along with the relevant notice period. You can find types of eviction grounds here. All others are illegal and can be appealed through Tribunal or Courts.
A property should be suitably maintained and fit for habitation with new rules on the Decent Homes Standards coming into force in 2026/7.
Yes, landlords can still request that you have a rent guarantor. This could be a family member or professional guarantor service like Housing Hand.
Under the Renters’ Rights Act fixed term tenancies are no longer allowed. Landlords can therefore not determine a contract duration.
For new periodic tenancies the term is controlled by the tenant where they can give two months’ notice at any time.
For new periodic tenancies the term is controlled by the tenant where they can give two months’ notice at any time.
Getting help
Where can I find official information about the Act?
Please visit the Government website here.
Who do I contact if I have concerns about my tenancy?
As now through citizens advice centres, online research and support and legal.
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