These changes apply only to tenants in the private rented sector with an assured or assured shorthold tenancy.

They do not usually apply if you:

• live in social housing
• are a lodger
• have another type of specialist tenancy

All the changes come into force by law, and your landlord cannot remove or change these rights by altering your tenancy agreement.

This page provides a summary of the new rules. It is not a full legal explanation. The new rules will apply to your tenancy automatically, even if your landlord does not update the paperwork.

If you currently do not have a written tenancy agreement, your landlord must give you the required written information by 31 May 2026.

Changes to fixed‑term tenancies

From 1 May 2026, fixed‑term private tenancies will no longer exist.

All assured tenancies must become rolling (periodic) tenancies, normally running from month to month unless your agreement specifies a shorter period (such as weekly or fortnightly).

This means that any fixed end date in your current tenancy no longer applies and your tenancy continues until: 

• you and your landlord agree to end it
• you end it by giving notice
• your landlord ends it using a valid legal ground

Assured Shorthold Tenancies are ending

From 1 May 2026, Assured Shorthold Tenancies (ASTs) will be abolished.

If you currently have an AST, it will automatically become an Assured Periodic Tenancy.
Your tenancy does will not end and you do not need to move out.

Rent increases

Many tenancy agreements contain rent review clauses. These clauses cannot be used for any rent increase after 1 May 2026. Instead, landlords must follow Section 13 of the Housing Act 1988, which means:

• Rent cannot be increased in the first 12 months of the tenancy and can only be increased once per year
• landlords must give at least 2 months’ written notice using Form 4A
• the rent increase must be in line with the open market rent

If you believe the proposed rent is too high, you can challenge it through the First‑tier Tribunal.

If your landlord wants to end your tenancy

After 1 May 2026:

• Section 21 “no‑fault evictions” will no longer be allowed.
• Landlords must have a legal reason, known as a ground for possession, to evict you.

Common grounds include:

• persistent rent arrears
• antisocial behaviour by you or anyone in your household or visiting
• failure to look after the property
• specific types of tenancies linked to employment, temporary housing, or supported accommodation

12‑month protection period

Landlords cannot require you to leave in the first 12 months of your tenancy for the following reasons:

• they plan to sell the property
• they or a family member want to move into the property

Section 8 notice

If a landlord wants possession, they must give you a Section 8 notice, explaining:

• which legal ground(s) they are using
• the date they want you to leave
• how long the notice period is

If you do not leave when the notice ends, the landlord must apply to court for a possession order.
A judge will decide whether the landlord has a valid reason.

You can get free legal advice through the Housing Loss Prevention Advice Service before and during your court hearing.

If your landlord serves notice before 1 May 2026

If your landlord serves a notice seeking possession under Section 8 or Section 21 of the Housing Act 1988 before 1 May 2026, the new rules may not apply to your tenancy immediately. This means the landlord may still be able to use the old rules to take the case to court.

If you want to end your tenancy

From 1 May 2026, you may end your tenancy at any time by giving your landlord:

• at least 2 months’ written notice, and
• ensuring your tenancy ends on the day the rent is due (or the day before)

You and your landlord can agree to a shorter notice period in writing if all named tenants agree.

Keeping a pet

From 1 May 2026:

• you have the right to request permission to keep a pet
• your landlord cannot unreasonably refuse
• if they refuse, they must give you a written explanation
• you can challenge an unreasonable refusal in court

If you are a full‑time student renting privately

Landlords may use Ground 4A to evict students at the end of the academic year, but only if:

• they have already given you written notice (usually by 31 May 2026), and
• they give you 4 months’ notice ending between 1 June and 30 September
• on joint HMO tenancies
• in properties advertised exclusively to full-time students.

If a landlord intends to use this ground for the 2025/26 academic year, they must serve notice between 1 May and 30 July 2026, giving at least 2 months’ notice.

Need more help? 

If you are a Barking and Dagenham resident and need support with your tenancy, you can also contact us on tenancyrelations@lbbd.gov.uk