Is your tenancy agreement out of date? What the Renters' Rights Act changed on 1 May 2026

Most people renting in England signed their agreement before the Renters' Rights Act 2025 came into force. Those agreements were written for assured shorthold tenancies (ASTs), with fixed terms and the section 21 notice in the background. On 1 May 2026 that system ended. Most tenancies carried on automatically as assured periodic tenancies, and nobody had to sign anything new.

That leaves a lot of paperwork describing rules that no longer apply. This guide goes through the clauses most likely to be out of date. If you rent in Wales, skip to the Wales section: the Act's tenancy reforms don't apply there.

1. Fixed terms and "minimum stay" clauses

Older agreements often say the tenancy runs for 6 or 12 months, or that you must pay rent until the end of the term even if you leave early. Since 1 May 2026, tenancies in England are periodic, so a fixed term has no effect, and a minimum-term or pay-to-the-end clause can't stop you leaving. You can end the tenancy by giving your landlord 2 months' notice; rent is due until the notice ends.

2. Section 21 and "no-fault" eviction

Section 21 has been abolished. A landlord who wants you to leave now needs a legal ground under the Housing Act 1988. For example, wanting to sell or move in needs 4 months' notice, and the date in the notice must be at least 12 months after the tenancy began. A section 21 notice served before 1 May 2026 could only be used if the landlord started a court claim by 31 July 2026 (or within 6 months of the notice, if that was sooner), so an unused one can't be relied on now. If your agreement refers to section 21, that wording has no effect.

3. Automatic renewal clauses

Clauses that renew the fixed term, or roll the tenancy into a new fixed term, have nothing left to act on. Your tenancy continues from one rent period to the next until you or your landlord end it lawfully.

4. Rent review and rent increase clauses

Many agreements set out how rent will rise: a fixed percentage, an inflation link, or a review "at the landlord's discretion". In England those clauses no longer have effect. Rent can only go up through the statutory section 13 notice: at most once a year, with at least 2 months' notice. If you think the new rent is above the market rate, you can challenge it at the First-tier Tribunal.

5. Rent in advance

This one changed for new tenancies only. For tenancies agreed from 1 May 2026, a landlord can't take rent before the agreement is signed, and before the start date can only require the first rent payment (about one month on a monthly tenancy). The rule doesn't apply to tenancies agreed before 1 May 2026, so if your agreement is older, a rent-in-advance clause in it may still stand.

6. "No pets" clauses and pet deposits

You can now ask your landlord in writing to keep a pet. They must reply within 28 days and can't refuse unreasonably. Separately, a "pet deposit" that takes your total deposit over the cap has been banned in England since June 2019 under the Tenant Fees Act 2019: all deposits together are capped at 5 weeks' rent, or 6 weeks if the annual rent is £50,000 or more. A landlord can't charge you for pet insurance either.

What still applies

Everything in your agreement that doesn't conflict with the new law still applies: the rent amount, how and when you pay, the deposit and its protection, repairs, and the ordinary rules about looking after the property. The Act changes how tenancies run and end; it doesn't cancel your agreement.

Renting in Wales

Wales reformed renting separately. Since 1 December 2022, the Renting Homes (Wales) Act 2016 has applied: tenants are contract-holders and tenancies are occupation contracts. Your landlord must give you a written statement of the contract within 14 days. A landlord's no-fault notice must give at least 6 months' notice and can't be given in the first 6 months. The Renters' Rights Act's tenancy changes described above don't apply in Wales.