What is the Renters’ Right Act?
The Renters’ Rights Act became law on October 27 2025. However, any changes included in the Renters’ Rights Act will be implemented from 1 May 2026. Specific details of the key changes can be found at we-rent.org.uk. It is really important to understand what the key changes are and how these may affect you. Knowing your rights can help to ensure you feel confident when discussing tenancy agreements with landlords and letting agencies.
What do these changes mean and when will they start to affect me?
The initial changes will come into force on 1 May 2026. The changes included in Phase 1 are as follows:
• No Section 21 “no fault” evictions
• Landlords must rely on valid legal grounds to regain possession.
• Rolling (Assured Periodic) tenancies
• Fixed term assured tenancies are ended for most private lets.
• Students can give 2 months’ notice to leave at any time.
• Rent protections
• Rent increases limited to once per year.
• Minimum 2 months’ notice for rent increases.
• Students can challenge excessive increases via tribunal.
• Rental bidding banned
• Advertised rent must be the rent charged.
• Limits on rent in advance
• No more than 1 month’s rent before tenancy start.
• Right to request a pet
• Landlords must consider requests and give valid reasons if refusing.
Private Purpose-Built Student Accommodation (PBSA) registered with the National Code is exempt, as is University managed accommodation registered with the UUK code. (University of Bath managed accommodation is UUK). These providers may still issue fixed‑term academic‑year contracts. Non‑registered PBSA is fully covered by the Renters’ Rights Act.
We know many of you will have questions so we have put together a set of FAQ's that include the commonly asked questions we are already recieving as we all core bits of information we belive would be helful for you to know. We will continue to update this page so please do check back. The FAQ's are accurate as of Tuesday 29 April.
Tenancy Agreements
From May 1 2026, all assured shorthold tenancies will become periodic assured tenancies with no fixed term. This means that tenancy agreements will start on a period (E.g. month to month or rolling) basis and continue on a rolling basis until you give 2 months’ notice to end your tenancy or your landlord obtains a legal eviction.
No. All shorthold tenancies will be automatically changed to periodic assured tenancies from May 1 2026. Your letting agency or landlord should provide you with information by 31 May 2026 to outline the tenancy changes.
Ending your Tenancy Agreement
To end your tenancy, you will have to give two months’ notice. Your landlord could agree to a shorter notice period if you request one.
No. If you sign up to rent a property and change your mind, you will need to wait until the tenancy begins before you provide your 2 months’ notice.
When one tenant in a joint tenancy agreement provides the 2 months’ notice to say that they are leaving, the tenancy will end for everyone. You will either need to sign a new tenancy agreement with your landlord or find new accommodation. If you are unsure whether you are in a joint tenancy, you can check the following guidance or speak to your landlord or letting agency:
What is a joint tenancy? - Shelter EnglandYes. Fixed-term contracts are still applicable in PBSAs, which means that once you have signed up, you cannot end your tenancy until the stated end date unless your landlord agrees.
Eviction Notices, Rent and Guarantors
No. From May 1 2026 your landlord cannot give you a Section 21 notice. Landlords will now need a legal reason to evict you. For example, if you owe more than 3 months’ rent, your landlord is selling the property, or your landlord wants to move back into the property, your landlord could then legally evict you.
- Additional circumstances have been added where a landlord could evict you via formal legal processes. These are:
- Being accused of noise or antisocial behaviour
- If the landlord’s circumstances change, they can reclaim their properties where necessary, E.g. To move into the property themselves, to house a family member, or to move back into the property themselves.
From May 1 2026, your landlord can only ask you to pay up to one month’s rent in advance.
From May 1 2026 your landlord will only be able to increase the rent once per year. Your landlord needs to provide you with 2 months’ notice of any planned rental increase and must provide you with a
Section 13 notice. You can also go to a tribunal if you think a planned rent increase is too high.
No. Any additional clauses that state the rent can increase in other ways no longer apply from May 1 2026.
Even if you do not have a guarantor, as of May 1
st, 2026, your landlord cannot request more than 1 month’s rent in advance. However, this may mean that you find it harder to rent privately because landlords cannot accept more rent up front. You can use a guarantor service, such as
UK Guarantor, but be aware that some of these services can be costly.
You will be able to ask to keep a pet in your rented property. To make a request, you will need to:
- Write to your landlord and ask for permission
- Include a description of the pet you have (E.g. Breed, age, size)
Your landlord can now only refuse to let you keep a pet if they have a good reason. Usually, the landlord would have 4 weeks to reply in writing to your request and they can ask for more information about your pet at this stage. Once you have sent any additional information, your landlord will then have 1 week to respond to your request with a decision.
No. Tenancy clauses which state that you are not allowed to keep a pet are will not apply from May 1st 2026.
Further Support
For further information and support, please see below for additional resources:
Shelter England: Renters Rights Act: private tenants - Shelter England
we-rent.org.uk: Renters' Rights – Renting rules are changing.
SU Advice and Support Service: Email- suadvice@bath.ac.uk
Citizen’s Advice Bath and North East Somerset (B&NES): Citizens Advice - Bath & North East Somerset
Renters’ Rights Act Information Sheet: The Renters’ Rights Act Information Sheet 2026 - GOV.UK