The Renters' Rights Act: What Actually Changed on 1st May 2026.

On 1 May 2026, the biggest shake-up of private renting in England in almost 40 years came into force. Five months on, we're still fielding questions from landlords and tenants across Retford and Bassetlaw about what changed, what didn't, and what they should be doing now. So here's our honest, plain-English recap.

Section 21 has gone.

The headline change: landlords can no longer serve a Section 21 "no-fault" eviction notice. Any landlord who wants a property back now needs a valid reason, using one of the possession grounds under Section 8. That doesn't mean landlords are stuck. There are still grounds for selling the property, moving yourself or a family member in, rent arrears and anti-social behaviour. But the selling and moving-in grounds can't be used in the first year of a tenancy and come with longer notice periods, so planning ahead matters far more than it used to. Anyone who served a valid Section 21 before 1 May had until 31 July 2026 to start court proceedings. That window has now closed.

Fixed terms are out, rolling tenancies are in.

Assured shorthold tenancies (ASTs) with fixed terms no longer exist for new lets. Existing ASTs automatically converted into assured periodic tenancies on 1 May, so they now simply roll on month to month. Tenants can leave with two months' notice; landlords need a legal ground. If your old paperwork still says "assured shorthold", don't panic. Tenants have the new rights regardless of what the agreement says.

Rent increases: once a year, the formal way.

Rent review clauses in tenancy agreements stopped having any effect from 1 May. The only legal route to raise rent is now the Section 13 process: one increase a year, with at least two months' written notice. Tenants can challenge an increase at the First-tier Tribunal if they think it's above market rate. Our advice to landlords: review rent annually rather than letting it slip for years and trying to catch up in one big jump.

No more bidding wars or big upfront payments.

Landlords and agents must now advertise a clear asking rent and can't accept offers above it. They also can't ask for more than one month's rent in advance. For tenants, this levels the playing field. For landlords, it puts more weight on good referencing and choosing the right tenant, not the highest bidder.

Pets, children and benefits.

Tenants now have a legal right to request a pet. The request should be in writing with a description of the animal, and landlords must respond within 28 days. A landlord can still say no, but needs a reasonable justification. Landlords also can't insist that tenants take out pet insurance. It's also now unlawful to discourage or turn away tenants simply because they have children or receive benefits.

The paperwork deadline.

Landlords with existing written tenancies didn't need to issue new agreements, but they did need to give every tenant the government's official Renters' Rights Act Information Sheet by 31 May 2026. New tenancies need a compliant written statement of terms before they start. If you missed the Information Sheet deadline, serve it now. The duty hasn't gone away, and penalties can apply.

What this means locally.

In Retford, Worksop and the wider Bassetlaw area, we haven't seen landlords leave the market in droves. What we have seen is a clear split. Landlords who were already running things properly have adapted quickly. Those relying on outdated agreements or informal arrangements are the ones getting caught out.

How we can help.

If you're a landlord and you're not sure your tenancies are compliant, or a tenant who wants to understand your rights, give us a call. We'll give you a straight answer, with no jargon and no pressure. And this was only Phase 1. The next phase, including the new national landlord database, is already on its way. We've covered that in our next post.

Call us on 01777 566400 or visit alexanderjacob.co.uk.

Honest. Human. Here for You.

This article is general information, not legal advice. If your situation is complex, take specific advice.

Sources: GOV.UK / Shelter Renters' Rights Act guidance; Herbert Smith / HLC (1 May