From 1 May 2026, existing tenancies and all new tenancies will change as a result of the Renters’ Rights Act. Fixed term tenancies will disappear.  Instead, there will be rolling periodic tenancies.  Section 21 Notices will be abolished. Landlords will only be able to evict tenants if they have evidence to support one of the “grounds” for possession. 

The grounds, in summary, are;

• the landlord intends to sell the property, 
• the landlord intends to move into the property, or
• the tenant is in breach of the terms of the tenancy.  

Landlords cannot use the first two grounds within the first 12 months of the tenancy and they cannot let the property in the subsequent 12 months, including AirB&B.  

Tenants can bring the tenancy to an end with two months’ notice.

The changes will have a significant impact on rent as, currently, landlords can evict tenants who do not agree to a rent increase. Landlords will have to use a Section 13 notice to increase the rent and tenants can challenge the rent level in the Property Tribunal.

Other changes:

• a written tenancy is required, a verbal agreement will not be legal. 
• Landlords will not be able to object to pets, unless with good reasons.
• Landlords cannot object to tenants on benefits or with children.
• Landlords must register both themselves and their properties on a public register.
• Councils given powers to penalise landlords for non-compliance with fines up to £40,000

The new rules do not apply to lodgers. 

Mercers can help you with any landlord and tenant disputes.  Please contact Laura Beales on 01491 634258 or Justine McCool on 01491 634251