A new type of tenancy for private renters
From 1st May 2026, landlords will no longer be able to end your tenancy so easily. Your tenancy will automatically be changed into a tenancy without an end date. This is often called a 'rolling' or ‘periodic’ tenancy.
The tenancy will roll on, on a weekly or monthly basis depending on whether you pay your rent weekly or monthly.
You can stay in your home until you need or want to move. You will just need to give 2 months’ notice to your landlord.
If your landlord wants you to leave, they will have to have a clear reason for this. They will not be able tell you to leave without a reason, like they can now.
What if my landlord gives me a section 21 notice before 1st May?
If this happens, your tenancy will not automatically change to the new rolling kind. If you do not leave the property within the time your landlord has asked you to they can go to court and get an order to take possession of the property and then you have to leave. But they will need to apply to court by 31st July. If they do not do this they will not be able to evict you through the section 21 route and they will need to use one or more of the new reasons to evict you.
New rules on evictions
From 1st May, section 21 evictions will end. Landlords will need a clear reason to evict you. These are called ‘grounds’ by lawyers. There will be various different reasons, but the most common ones will be:
- The landlord needing to sell the property (they can’t do this in the first 12 months of the tenancy and must give you at least 4 months’ notice).
- The landlord or a close family member needing to live in the property (they can’t do this in the first 12 months of the tenancy and must give you at least 4 months’ notice).
- Rent arrears – this is when you get behind with your rent and build up a debt with your landlord.
- Antisocial behaviour.
Landlords will have to protect your deposit in a protected tenant deposit scheme to be able to use these grounds to evict you.
New rules about rent charges and starting your tenancy
When you start a new tenancy after 1st May a landlord or their agent will:
- Not be allowed to ask you for more than one month’s rent in advance.
- Not be allowed to create bidding wars between would-be tenants – they will only be able to accept the amount that they advertise it for.
- Only be allowed to put up the rent once a year and they will need to give you two months’ notice before they do. If you think the rent increase is unfairly high, you will be able to challenge it at a tribunal.
- Need to give you specific information about your tenancy and your rights. If you don’t have a written tenancy agreement by 1st May, your landlord will need to put the key ‘terms’ in writing for you. These are the most important legal parts of the agreement - who the agreement is between, when the agreement will start, how much rent must be paid. If you already have a written tenancy agreement, come the 1st May, your landlord will just need to give you a government fact sheet about the changes by the 31st May.
Discrimination against people who receive benefits or have children
From 1st May 2026 it will be illegal for landlords to discriminate against people because they claim benefits or have children.
If you believe that a landlord has discriminated against you for one or both of these reasons, from 1st May, you can ask the local council to take action against the landlord.
You will need to provide evidence such as:
- copies of communications with the landlord or property agent, such as text messages, voicemails or emails,
- copies of, or links to, discriminatory adverts or property listings, dated where possible.
The council can then fine the landlord.
You can also take legal action against the landlord yourself but should get legal advice about how to do that. See Where to get more help now.
Pets
If you have or would like a pet, you can ask your landlord if you can keep it at the property. From 1st May, landlords will need to think about this request properly and not refuse it, unless they have a good reason. If you want to know more about this, you can look at the government guide for landlords that gives examples of possible good reasons for refusing a pet.
