What changed in the law

From 1 May 2026, assured and assured shorthold tenancies generally became rolling tenancies under the amended Housing Act 1988. Landlords need a valid section 8 ground and the required notice and court process. Other tenancy types and transitional possession cases have different rules. A notice alone does not allow eviction.

Use Form 4A with at least two months’ notice. Increases are limited to once a year and cannot take effect in the first year. Tenants can challenge rent above the open-market level. Notices given before 1 May 2026 have transitional rules; follow the official guide.

Landlords and agents must state the asking rent and cannot invite or accept higher offers. For the new rules, rent cannot be requested before the agreement is signed, and advance rent after signing is limited. Existing agreements and permitted payments require the detailed guidance.

Most existing written tenancies required the official Information Sheet by 31 May 2026. Give the actual document, including by email attachment, rather than a link. New tenancies require key terms in writing before agreement; existing oral tenancies required them by 31 May. Some pre-May possession cases have a later one-month deadline when the transition occurs.

Existing Equality Act protections also continue. Pet requests must be considered in writing within 28 days. After further information arrives, respond by the later of the original deadline or seven further days; freeholder permission can affect the process.

A shorter notice period can be agreed in writing. New council investigatory powers began on 27 December 2025. The Act also expands rent repayment orders and penalties. Follow the relevant official process rather than assuming every tenancy or breach has the same outcome.

Repairing duties, fitness for human habitation and the Housing Health and Safety Rating System sit alongside the new tenancy rules. Keep records of reported hazards and repairs; the Renters’ Rights Act does not replace these duties.

Gas safety checks are normally annual. Electrical installations must be inspected at least every five years, or sooner if the report requires. Smoke and carbon monoxide alarm duties continue, including start-of-tenancy checks; the CO rule excludes gas cookers. Furniture and fire-safety duties depend on what is supplied and the building.

The 2015 energy-efficiency regulations remain relevant. An exemption must meet the rules and be registered where required. Proposed higher standards should not be described as the current minimum.

Protect qualifying deposits and provide prescribed information within 30 days. The tenancy-deposit cap is normally five weeks below £50,000 annual rent, six weeks at or above it; holding deposits are capped at one week. Only permitted payments may be charged. The advance-rent changes sit alongside these rules.

The national mandatory HMO threshold is generally five or more occupiers from two or more households sharing facilities. A three-person HMO is not automatically within that national threshold, but local additional licensing may cover it. Selective licensing can apply to other rented homes. Licence conditions and planning permission are separate checks.

Check applicable Right to Rent requirements in England; observe Equality Act 2010 protections and data-protection duties. The Protection from Eviction Act 1977 remains relevant to harassment and unlawful eviction. Agent-specific redress and client-money requirements need separate checks where an agency is involved.