Short answer

Since 1 May 2026, most private tenancies in England are rolling assured periodic tenancies. Section 21 no fault evictions are abolished, so your landlord needs a legal ground and a court order to evict you. Rent can rise only once a year using Form 4A, and you can leave by giving at least two months' written notice.

What changed for renters on 1 May 2026?

The main tenancy reforms in the Renters' Rights Act 2025 came into force in England on 1 May 2026. They apply to new and existing private tenancies.

• Periodic tenancies: most existing assured shorthold tenancies automatically became assured periodic tenancies, with no fixed end date. New tenancies are rolling from the start.
• No more section 21: landlords cannot serve new section 21 no fault notices. They must use a section 8 notice (Form 3A) and prove a ground for possession.
• Rent increases: once a year only, using Form 4A with at least two months' notice.
• Rent in advance: a landlord cannot ask for rent before you sign, and afterwards can ask for no more than one month's rent (or 28 days for weekly rent) before the tenancy starts.
• Rental bidding banned: landlords and agents must publish an asking rent and cannot invite or accept higher offers.
• Pets: you can ask to keep a pet. Your landlord must reply within 28 days and cannot refuse unreasonably.
• Discrimination: blanket bans on tenants with children or who receive benefits are unlawful.

Landlords with existing written tenancies had to give tenants the government's Renters' Rights Act Information Sheet 2026 by 31 May 2026.

Can my landlord evict me now section 21 is abolished?

Yes, but only for a reason set out in law, and only with a court order. Your landlord must serve a section 8 notice on Form 3A stating the ground and the correct notice period. Common grounds include:

• Ground 1 (landlord or family moving in) and Ground 1A (selling): four months' notice, and they cannot be used in the first 12 months of a tenancy.
• Ground 8 (serious rent arrears): mandatory if you owe at least three months' rent (or 13 weeks if you pay weekly or fortnightly) both when the notice is served and at the hearing. Notice is four weeks.
• Grounds 10 and 11 (any or persistent arrears): discretionary, four weeks' notice.
• Grounds 7A and 14 (serious or ongoing anti-social behaviour): the landlord can apply to court straight away, but no order can be made until 14 days after the notice.

If your landlord uses Ground 1 or 1A, they cannot market or re-let the property for 12 months. Your landlord must usually show your deposit was properly protected before most possession claims can succeed. It is a criminal offence to force you out without a court order, for example by changing the locks.

How long does eviction take?

The timeline for eviction depends on the ground the landlord relies on. Once the notice period has ended, the landlord can apply to the county court for a possession order. The court fee for this is currently £415. The tenant receives a defence form and has 14 days to respond. A judge then decides the case, either at a hearing or on the papers. If the court makes an outright possession order, the tenant is usually given 14 days to leave. In cases of exceptional hardship, the court can extend this to a maximum of six weeks. If the tenant has not left by then, the landlord can apply for a warrant of possession (currently £152), which allows court bailiffs to carry out the eviction. Bailiffs normally give at least 14 days' notice of the date. The court can order the losing party to pay costs. A tenant who loses may be asked to cover the court fees and some of the landlord's legal costs, while a landlord who loses may be ordered to pay the tenant's costs. In practice, the overall time varies a good deal. A contested case often takes several months from the notice to the bailiff visit, and waiting for bailiffs can add further time in some areas.

How do rent increases work, and can I challenge one?

For an assured periodic tenancy, the only lawful way to raise rent is a section 13 notice on Form 4A. Your landlord can increase the rent once a year, not during the first year, and must give at least two months' notice. Rent review clauses in tenancy agreements no longer work.

If you think the new rent is above the open market rent, you can apply to the First-tier Tribunal (Property Chamber) before the new rent is due to start. The tribunal fee for rent appeals is £47. The tribunal cannot set a rent higher than your landlord proposed, and the increase does not take effect until it decides. You can also challenge the starting rent within the first six months of a new tenancy.

What are my rights over my tenancy deposit?

Your deposit is capped at five weeks' rent (six weeks if the annual rent is £50,000 per year or more), and a holding deposit at one week's rent. Your landlord must protect the deposit in a government-approved scheme (Deposit Protection Service, MyDeposits or Tenancy Deposit Scheme) within 30 days and give you the prescribed information.

At the end of the tenancy, the landlord must return the deposit within 10 days of you both agreeing the amount. If you disagree about deductions, the scheme's free dispute resolution service can decide. If the deposit was never protected, you can claim in the county court, and the court can order the landlord to pay you between one and three times the deposit under section 214 of the Housing Act 2004.

Who is responsible for repairs, damp and mould?

Under section 11 of the Landlord and Tenant Act 1985 your landlord must keep the structure and exterior in repair, along with installations for water, gas, electricity, sanitation, heating and hot water. The home must also be fit for human habitation, which includes serious damp and mould. Report problems in writing and keep copies and photos. If your landlord does not act, your council's environmental health team can inspect using the Housing Health and Safety Rating System and take enforcement action. You can also bring a housing disrepair claim for compensation and an order for repairs.

Your landlord can enter to inspect the condition of the property only at reasonable times and after giving at least 24 hours' written notice. Outside emergencies, they should not let themselves in without your agreement.

What has not started yet?

As of 30 September 2026, several parts of the Act are not yet in force:

• Awaab's Law for private renters: it has applied to social housing since 27 October 2025, but no start date has been confirmed for private tenancies.
• Private Rented Sector Database: landlord registration is due to open on 15 December 2026, starting in the West Midlands and rolling out region by region.
• Private rented sector landlord ombudsman: mandatory membership is expected in 2028.
• Decent Homes Standard: the government has confirmed it will apply to private rented homes, with full compliance by 2035.

What are the key deadlines and time limits?

These are the main time limits for private tenants in England:

• Your notice to leave: at least two months, in writing, ending on a rent day or the day before (shorter only if your landlord agrees in writing).
• Landlord's notice under Grounds 1 and 1A: four months, and not usable in the first 12 months.
• Rent arrears grounds: four weeks' notice.
• Rent increase: at least two months' notice on Form 4A, no more than once a year.
• Challenging a rent increase: apply to the tribunal before the new rent starts.
• Deposit protection: within 30 days of payment. Return: within 10 days of agreeing the amount.
• Responding to a possession claim: 14 days to file a defence.
• Landlord's reply to a pet request: 28 days.

What should you do next?

1. Check the paperwork. If you have received a notice, confirm it is a section 8 notice on Form 3A, names a ground and gives the right notice period. A section 21 notice served after 1 May 2026 is invalid.
2. Do not leave just because you received a notice. Your tenancy continues until you give notice, agree to leave, or a court orders possession and it is enforced.
3. Keep paying rent and keep records: your tenancy agreement, deposit certificate, rent payments, repair requests, photos and all messages.
4. Put complaints in writing. For repairs, damp or mould, give your landlord clear written notice and a reasonable time to fix it, then involve your council if nothing happens.
5. Ask Libra about your situation, for example whether your notice is valid or how to challenge a rent increase at the tribunal.
6. If a court claim arrives or the stakes are high, find a lawyer or clinic through Libra quickly so you can meet the 14 day deadline.

Frequently asked questions

Is section 21 abolished?

Yes. Landlords in England could not serve new section 21 notices from 1 May 2026. A section 21 notice served before then only stays usable if court proceedings were started by 31 July 2026. Otherwise your landlord must use a section 8 notice and prove a ground for possession.

Can my landlord evict me because they want to sell?

Yes, using Ground 1A, but not in the first 12 months of your tenancy and only with four months' notice on Form 3A. The landlord must then get a court order. After using this ground, they cannot market or re-let the property for 12 months.

How much notice do I have to give to leave?

Usually at least two months, in writing, ending on the day rent is due or the day before. You can leave sooner if your landlord agrees in writing. If your tenancy started before 1 May 2026 and your agreement sets a shorter period, that period may still apply.

Can I still sign a 12 month fixed term tenancy?

Not for most private tenancies in England. Since 1 May 2026, new private tenancies are assured periodic tenancies that roll on with no end date. Some accommodation is outside these rules, such as purpose-built student accommodation and some lodger arrangements.

What is Awaab's Law and does it apply to me?

Awaab's Law sets strict deadlines for landlords to investigate and fix serious hazards such as damp and mould. It applies to social housing from 27 October 2025. As at September 2026 it does not yet apply to private renters, but existing repair and fitness for habitation duties do.

What if my landlord kept my deposit?

If the deposit was protected, raise a dispute through the scheme, whose free dispute resolution service will decide. If it was never protected within 30 days, you can claim in the county court for the deposit plus a penalty of one to three times its value.

Can my landlord come in without permission?

For inspections your landlord must give at least 24 hours' written notice and visit at a reasonable time. Unless there is a genuine emergency, they should not enter without your agreement. Repeated unannounced visits can amount to harassment, which is a criminal offence.

Can my landlord put my rent up whenever they want?

No. Since 1 May 2026 your landlord can only raise the rent once a year, using a section 13 notice (Form 4A) that gives you at least two months' notice. Contract clauses that raise rent automatically no longer work. You can challenge the increase at the First-tier Tribunal before the new rent starts.

Can a landlord ask for six months' rent up front?

No. From 1 May 2026 landlords and agents can only ask for up to one month's rent in advance before the tenancy starts. They also cannot invite, encourage or accept offers above the advertised rent, so bidding wars are banned. If you are asked for more, ask the landlord or agent to put the request in writing.

Can a landlord refuse me because I have children or claim benefits?

No. Since 1 May 2026 it is unlawful for landlords and agents to refuse a tenancy, withhold information or refuse a viewing because you have children or receive benefits. Blanket bans such as no DSS or no children in adverts are not allowed. Keep a copy of the advert and messages if you think you were turned away.

Can my landlord stop me keeping a pet?

You have the right to ask in writing, and since 1 May 2026 your landlord must consider the request and respond within 28 days. They cannot unreasonably refuse, but they can say no with a good reason, such as a lease ban on pets in a flat. Make your request in writing and keep the reply.

Can I withhold rent until my landlord does the repairs?

It is not safe to. You stay legally bound to pay rent even if repairs are outstanding, and arrears can give your landlord a ground for possession. Report the problem in writing, keep photos and dates, and ask Libra about repair notices, disrepair claims or your council's powers instead of stopping payment.

Can my landlord charge me a fee for a reference or to renew my tenancy?

Generally no. The Tenant Fees Act 2019 bans most charges other than rent, a capped deposit, a holding deposit of up to one week's rent, and limited payments such as lost keys or changes you request. If you were charged a banned fee, you can ask for it back in writing.

Ask Libra

• Is this section 8 notice from my landlord valid?
• My landlord says they are selling. How long can I stay?
• Can my landlord raise my rent and how do I challenge it?
• My landlord will not fix damp and mould. What can I do?
• My landlord kept my deposit. How do I get it back?
• Can I ask to keep a dog in my rented flat?

Sources

• Renters' Rights Act 2025 (legislation.gov.uk)
• Renters' Rights Act overview for tenants (GOV.UK)
• Grounds for possession: guidance for tenants (GOV.UK)
• Assured periodic tenancies: a guide for tenants (GOV.UK)
• Tenancy deposit protection (GOV.UK)
• Private renting: repairs (GOV.UK)
• Landlord and Tenant Act 1985, section 11 (legislation.gov.uk)
• Civil court fees EX50 (GOV.UK)

This guide is general information about the law in England as at September 2026, not legal advice. For advice on your situation, ask Libra or find a lawyer through Libra.