Renters' Rights Act
The law is changing from 1 May 2026
The main changes
These changes affect most private tenants with an assured shorthold tenancy (AST). Your tenancy will now transfer to an Assured Periodic Tenancy (APT).
From 1 May 2026:
- Your landlord will need a legal reason to evict you with a section 8 notice.
- Your landlord can only take or accept 1 month's rent in advance.
- Your landlord can only put the rent up once a year. They must give at least 2 months' notice.
- You will have a periodic tenancy which makes it easier to leave by giving notice.
- You will have to give 2 months' notice to end an assured periodic tenancy, unless a shorter notice is agreed in writing.
- You will have the right to ask for permission to keep a pet. Your landlord can only say no if they have a good reason.
Changes to tenancy agreements
- You will have an assured tenancy with stronger rights.
- You will have these new rights even if your agreement still says, 'assured shorthold'.
- New tenants will get a written statement of terms before agreeing to a tenancy
- This should have basic information like:
- the rent
- the landlord's name and address
Right to ask to keep a pet
You will be able to ask to keep a pet in your rented home.
You will need to:
- write to your landlord to ask for permission
- include a description of the pet you plan to have
Your landlord can only refuse if they have a good reason.
They will normally have 4 weeks to reply in writing.
They might ask for more information about the pet. They will have another week to write to you with their decision from when you send that information.
Tenancy clauses that say you cannot have a pet will not apply after the law changes.
No more section 21 notices
Your landlord cannot give you a section 21 notice from 1 May 2026.
This means most 'no fault' evictions will end.
Instead, private landlords will need a reason to evict you. For example, if:
- you owe rent
- your landlord is selling the property
If your tenancy agreement has a break clause, your landlord will not be able to use this to end your tenancy once the law changes.
Most private renters will have an assured tenancy. This will give you stronger rights than an assured shorthold tenancy (AST).
You could still be evicted if you had a valid section 21 before the law changed.
New 1 month limit on rent in advance
Your landlord will not be able to ask for more than 1 month's rent in advance.
Councils will be able to fine landlords who ask for or accept more
2 months' notice of a rent increase
Your landlord will only be able to put your rent up once a year.
You will get at least 2 months' notice of a rent increase.
Tenancy clauses that say the rent can go up in other ways will no longer apply.
You will be able to go to a tribunal if you think a rent increase is too much.
The tribunal:
- can set a lower rent if they agree that the increase is too much
- will not be able to put your rent up to more than your landlord wants
Your landlord will not be able to evict you for challenging a rent increase.
No more fixed term tenancies
There will be no more fixed term assured shorthold tenancies (AST).
If you have a fixed term AST, it will become a 'periodic' assured tenancy.
This means it will not have a set end date.
It will be a 'rolling' monthly or weekly tenancy.
Changes to ending your tenancy
You will usually have to give your landlord 2 months' notice before you leave.
You could give less than 2 months if either:
- your tenancy agreement says you can give a shorter notice
- your landlord agrees to a shorter notice period in writing
Your landlord can only end your tenancy by going to court. They will need a reason to evict you
Contact details for further information:
If you would like further information,
Contact Exeter City Council
Tel:01392 277888
Email: environmental.protection@exeter.gov.uk
Useful links:
Renters’ Rights Act: private tenants - Shelter England or Private Tenants Renters Rights Act: private tenants - Shelter England
If you are a landlord, please see: Assured periodic tenancies: a guide for landlords: Written information you need to give to your tenant - GOV.UK