At LawExpress, we’ve been keeping a close eye on the upcoming changes to landlord and tenant law. It’s an area that can feel dense, technical and — let’s be honest — a bit overwhelming, even for people who deal with it regularly. So we’ve taken the key updates and explained them as simply and clearly as we can below, helping you understand what’s changing, why it matters, and how it may affect you.
What is changing on the 1st May 2026?
S21 notices abolished
The most anticipated change made by the act is the end of “non-fault” evictions. This means that landlords will no longer be able to evict tenants without providing a specific, legally defined reason e.g.: rent arrears or the landlord selling the property. This change will come into effect on the 1st May 2026, any notices received before this date could still be enforceable.
End of fixed term tenancies
Assured Shorthold Tenancies will no longer exist under the new legislation. All existing tenancies will be converted to periodic tenancies from 1st May. This means they will have no set end date. Tenants will be required to give 2 months’ notice to end the new periodic assured tenancies at any time and will not have to wait for the expiry date. For Landlords they will only be able to give notice if they have grounds to do so as stated above.
Increases in rent to be limited
Landlords will only be able to increase the rent once per year. They will also need to give at least 2 months’ notice of a rent increase. Rent should only be increased in line with “fair market rent”. There will also be a one month limit on any rent paid in advance.
Going Forward
After the initial changes settle in, the next phase unfolds later in 2026 and into 2027–2028, when the supporting regulatory systems are introduced. These are the behind‑the‑scenes structures — the guidance, processes and administrative frameworks — that help the new rules work smoothly in practice.
The final chapter stretches further ahead, into 2030, when the focus turns to raising property standards. This long runway is deliberate, it gives landlords time to plan and adapt, and it gives tenants confidence that improvements are coming rather than promised.
What This Means in Real Life
For tenants, the reforms are designed to create a sense of security that has been missing from the private rented sector. The hope is that renting will feel less precarious, with fewer sudden moves and clearer expectations. For landlords, the changes aim to bring consistency and predictability. Instead of navigating grey areas or they’ll have a clearer framework to work within.
FAQs
Will my landlord still be able to evict me after 1 May?
No‑fault evictions (known as Section 21 evictions) are being abolished, so your landlord won’t be able to ask you to leave without giving a reason. They can still evict you, but only if they have a valid legal ground under Section 8 — for example, if they need to sell the property or you’ve breached the tenancy agreement.
I’ve already been given a Section 21 notice. Does it still count?
Yes. If your landlord served a Section 21 notice before 1 May, it can still be used and enforced through the courts. The same applies to Section 8 notices that were issued before the deadline.
What happens to my fixed‑term tenancy on 1 May?
All fixed‑term tenancies will convert into periodic (or “rolling”) tenancies. This means:
- You can end your tenancy by giving two months’ notice.
- Your landlord can only ask you to leave if they have a specific legal reason.
- You can only be made to leave through a court order — not simply because the fixed term that was in the tenancy before 1stMay has now ended. From that date all fixed terms no longer apply.
When can my landlord increase my rent?
Under the new rules, rent can only be increased once a year, and only to a level that reflects the fair market rent. Your landlord must give you at least two months’ notice of any increase.
How much rent can my landlord ask for in advance?
Only one month’s rent. Charging more than this upfront won’t be allowed.
Can my landlord refuse to let me have a pet?
They can only say no if they have a good reason and can explain it. Blanket “no pets” clauses will no longer apply. Landlords must consider requests fairly and respond within a reasonable time.
I’m a lodger living with my landlord. Do these changes apply to me?
No. The new rules don’t apply to lodgers who live in their landlord’s home. Your rights stay the same as before.
