Assured Shorthold Tenancies Will End
One of the biggest reforms is the removal of traditional Assured Shorthold Tenancies (ASTs).
From May 2026:
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Fixed-term tenancy agreements will no longer exist
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All tenancies will become rolling periodic tenancies
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Tenancies will usually run monthly unless otherwise stated
This means tenants can remain in a property indefinitely unless they choose to leave or the landlord has a valid legal reason to regain possession.
Section 21 Evictions Will Be Abolished
The Act removes “no-fault” Section 21 evictions.
Previously, landlords could end a tenancy without giving a specific reason. Under the new rules, landlords must use Section 8 grounds for possession, meaning a valid legal reason must be provided.
Examples include:
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Rent arrears
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Anti-social behaviour
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Property damage
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Landlord needing to sell or move into the property (after the first 12 months)
If a tenant does not leave after notice is given, the landlord must apply to the court for a possession order.
New Rules for Rent Increases
Rent increases will also change under the new legislation.
Key points include:
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Rent can only be increased once per year
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Landlords must provide at least two months’ written notice
- Rent must reflect the local market rate
- Tenants can challenge excessive increases through a tribunal
These changes aim to create greater transparency and fairness in the private rental market.
Tenants Will Have the Right to Request Pets
From May 2026, tenants will have the legal right to request permission to keep a pet.
Landlords cannot unreasonably refuse this request and must provide a valid explanation if they do.
Each request must be considered on a case-by-case basis.
Notice Periods for Tenants
Tenants will also have greater flexibility when leaving a property.
Under the new rules:
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Tenants can leave at any time by giving two months’ notice
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Notice must be given in writing
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The tenancy must end on or just before a rent payment date
