News from 1 May 2026
Read the current guide to tenancy rules in England.
The first major phase of England’s Renters’ Rights reforms took effect on 1 May 2026. It changed tenancy agreements, rent increases, upfront payments, tenant selection, pets and the grounds landlords use to regain possession.
What has changed from 1 May?
According to GOV.UK, private landlords in England can no longer use Section 21 of the Housing Act 1988 to seek possession without giving a reason. Tenancies in the private rented sector now roll on periodically, rather than relying on fixed contractual end dates in the old way, and tenants can generally end their tenancy with no more than two months’ notice.
The government has also highlighted several wider changes now in force. Rent increases are limited to once a year and tenants can challenge increases they consider unreasonable. Landlords and agents must not run bidding wars by taking offers above the advertised rent. Requests for more than one month’s rent upfront are prohibited. It is also now unlawful to refuse prospective tenants simply because they have children or receive benefits, and pet requests must be reasonably considered.
These changes are broad, so landlords should avoid treating them as a single possession-law update. They touch the full letting cycle: marketing, viewings, referencing, tenancy setup, rent reviews, property management and exit planning.
Possession now depends on grounds and evidence
The new government guidance for private landlords says that, from 1 May 2026, landlords seeking possession must use Section 8 and rely on a valid ground for possession. In practice, that means the reason for possession matters from the start, and the paperwork needs to explain that reason properly.
GOV.UK says a Section 8 notice must use Form 3A, or a form substantially to the same effect, include the correct notice period, and set out the ground being relied on and the reasons it applies. If the notice is incomplete or inaccurate, the claim may be delayed or dismissed. Landlords who already reviewed possession notices around the changeover should still check the latest forms and guidance before serving anything new. Our recent note on possession notices around 1 May 2026 sets out why timing and form choice matter.
Deposit compliance remains important. The government guidance says that, to use most possession grounds, landlords will need to show the tenant’s deposit was protected in an approved scheme and that prescribed information was provided correctly. That makes tenancy-start records, deposit paperwork, service evidence and rent records more than admin housekeeping: they may become central evidence if a possession case is contested.
