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The short answer
From 1 May 2026, most private tenancies in England became assured periodic tenancies with no fixed end date, 'no fault' section 21 evictions ended, landlords can no longer take rent before you sign and can ask for at most one month's rent in advance after signing. Rent can rise only once a year using Form 4A with two months' notice, and you can leave with two months' notice, according to GOV.UK's overview for tenants.
If you moved to England on a work or study visa, there is a good chance your first tenancy was a 12-month fixed term with an agent who wanted several months' rent before you could get the keys. The Renters' Rights Act changed much of that. This is what GOV.UK's tenant overview, last updated on 1 May 2026, says now applies to private renters in England.
The six changes that matter most
| Before 1 May 2026 | From 1 May 2026 |
|---|---|
| Assured shorthold tenancies, often with a fixed end date | Assured periodic tenancies; no fixed end dates on new private tenancies |
| Section 21 'no fault' eviction | No section 21; the landlord needs a listed ground |
| Rent often demanded months ahead | No rent before signing; at most one month in advance after signing |
| Rent rises set by the contract | Once a year only, by Form 4A, with at least 2 months' notice |
| Bidding wars above the advertised rent | A specific price must be advertised; offers above it cannot be accepted or encouraged |
| Refusals for having children or claiming benefits | Landlords cannot refuse a tenant who is on benefits or has children |
What happened to your existing tenancy
GOV.UK says most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026. If you have a written agreement you do not need a new one; your landlord had to give you the government's Information Sheet before 31 May 2026 and could be fined for not doing so. If you never had a written agreement, you must be given written information setting out the key terms. Cases where a landlord had already started section 21 proceedings before 1 May may in some cases be completed after that date.
When a landlord can still end a tenancy
Without section 21, a landlord has to rely on a ground for possession. The overview lists examples:
- selling the property or moving in themselves, which cannot be used within the first 12 months of the tenancy
- rent arrears
- antisocial behaviour
- a student HMO ground, if a student does not move out at the end of the academic year
Notice is usually 4 months, but can be shorter for some grounds. The detail is in GOV.UK's separate grounds for possession guidance.
Rent, moving out and pets
Rent rises
Rent can go up only once a year, and not in the first 12 months of a new tenancy. The landlord must use Form 4A and give at least 2 months' notice. You can challenge a proposed increase that is above the market rent.
Leaving
You end the tenancy by giving two months' notice in writing (letter, email or text), given on the rent due day or the day before. You pay rent during the notice period. You and your landlord can agree a shorter notice in writing, or agree to end it earlier.
Pets
You can ask to keep a pet. Your landlord must consider the request and should give a reason if they refuse.
Worked example: a new tenancy in Manchester
Example: Chidi agrees a flat at £1,200 a month in November 2026. The agent cannot take any rent before he signs. After signing, they can ask for at most £1,200 in advance. The deposit is capped at five weeks' rent under the Tenant Fees Act: £1,200 × 12 ÷ 52 = £276.92 a week, so up to £1,384.62. His landlord cannot raise the rent before November 2027, and if Chidi takes a job in London in March, he can give two months' notice rather than paying out a fixed term. For the deposit detail, see the five weeks' deposit cap.
If your landlord breaks the rules
GOV.UK says councils have new powers to investigate and act against landlords who break the law, and the First-tier Tribunal can make Rent Repayment Orders of up to 2 years' rent for certain offences, such as failing to licence a property. Shelter and Citizens Advice give free help. If you were asked for several months up front, read whether a landlord can still ask for months of rent.
Where Pryme fits
Under the new rules your payment history is your evidence. Pryme customers can generate a verifiable receipt for each rent payment through VerifyDoc.ai, which anyone can check is unaltered. Outside Nigeria, Pryme's activities are carried out through regulated partners.
Questions people ask
Is section 21 abolished in England?
Yes. GOV.UK says that from 1 May 2026 you can no longer be evicted using the section 21 process, though some cases begun before then may continue.
Did my fixed-term tenancy change on 1 May 2026?
Most existing assured shorthold tenancies became assured periodic tenancies automatically. You do not need a new written agreement.
How much notice do I give my landlord now?
Two months in writing, given on the rent due day or the day before, unless you both agree otherwise in writing.
How often can my landlord raise the rent?
Once a year, not in the first 12 months of a new tenancy, using Form 4A with at least 2 months' notice.
Sources
- GOV.UK: Renters' Rights Act overview for tenants (updated 1 May 2026) · accessed Oct 2026
- GOV.UK: Tenant Fees Act 2019, guidance for tenants (updated 7 Jul 2026) · accessed Oct 2026
- GOV.UK: Fees you can charge as part of a tenancy (updated 7 Jul 2026) · accessed Oct 2026
This article is general information, not financial, legal or tax advice. Products described are provided under the terms on this site and are subject to regulation and eligibility.