Renters' Rights Act · A guide
The Renters' Rights Act: a guide for tenants & landlords.
The Renters' Rights Act is now in force. Since 1 May 2026, private renting in England has worked differently, with new rules for landlords and stronger protections for tenants.
Whether you rent or let a home in Bracknell, Wokingham or the surrounding areas, these changes may affect your tenancy, your notice rights, your rent review process and the way a tenancy can legally be brought to an end.
At Sears, we have created this guide to explain the main changes in clear, practical language. The aim is simple: to help tenants understand their rights and to help landlords stay compliant, organised and confident under the new rules.
01 · Overview - Effective 1 May 2026
What is the Renters' Rights Act?
The Renters' Rights Act 2025 is the biggest change to private renting in England for many years. It has abolished most Assured Shorthold Tenancies, ended new Section 21 "no-fault" eviction notices, moved most private tenancies onto a rolling periodic basis and introduced clearer rules around rent increases, pets, possession grounds and tenant information.
The new rules apply automatically to most private tenants with an assured or assured shorthold tenancy. In most cases, they do not apply to lodgers or social housing tenants in the same way. Importantly, landlords and tenants cannot simply contract out of the Act. If a tenancy agreement still uses older wording, such as "Assured Shorthold Tenancy" or "fixed term", the legal position may still have changed by law.
02 · At a glance
The main changes at a glance
Private landlords can no longer serve a new Section 21 "no-fault" eviction notice from 1 May 2026. A landlord now needs a valid legal ground for possession, usually through a Section 8 notice.
Fixed-term private tenancies have generally become rolling assured periodic tenancies. The tenancy continues unless the tenant gives notice, both sides agree to end it, or the landlord obtains possession using a valid legal ground.
Landlords normally need to use the Section 13 process, give at least two months' written notice using Form 4A and cannot increase rent more than once a year. Any increase must not be above open market rent.
If a tenant believes a proposed rent increase is above the market rate, they can challenge it at the First-tier Tribunal.
Tenants now have the right to request a pet. Landlords must consider each request fairly and cannot unreasonably refuse.
Landlords cannot ask for more than one month's rent in advance.
Landlords and agents must not accept more than the advertised rent.
Landlords and agents must not refuse applicants simply because they receive benefits or have children.
For many pre-1 May 2026 written or partly written tenancies, landlords or managing agents must provide the official government Renters' Rights Act Information Sheet by 31 May 2026.
If your tenancy agreement previously said you had a six-month or twelve-month fixed term, that fixed end date no longer operates in the same way for most assured private tenancies. Your tenancy has generally become an assured periodic tenancy, which means it rolls on from month to month, week to week or whatever period applies to your rent arrangement.
Your tenancy does not end simply because the old fixed-term date has passed. It continues until you and your landlord agree to end it, you give valid notice, or your landlord uses a valid legal process to regain possession.
From 1 May 2026, private landlords can no longer serve a new Section 21 notice to evict a tenant without giving a reason.
If your landlord wants to end your tenancy, they normally need to serve a Section 8 notice and rely on a legal ground, such as rent arrears, anti-social behaviour, serious property damage, selling the property, or moving themselves or a close family member into the home.
Some possession grounds have restrictions. For example, landlords cannot usually rely on the grounds for selling the property or moving themselves or family into the property during the first twelve months of a tenancy.
If you receive a notice, do not ignore it. A notice is not the same as a court order, and you may be able to challenge it. Free legal advice may be available through the Housing Loss Prevention Advice Service.
Your landlord can normally only increase your rent once a year. They must use the statutory Section 13 process, give at least two months’ written notice, and use Form 4A.
Rent review clauses in older tenancy agreements cannot be used for new rent increases after 1 May 2026.
The proposed rent must not be higher than the open market rent. If you believe the increase is too high, you can challenge it at the First-tier Tribunal.
You now have the right to ask your landlord for permission to keep a pet in your rented home. Your landlord must consider the request on a case-by-case basis and cannot unreasonably refuse.
If they refuse, they must respond in writing and should explain the reason.
This does not mean every pet request will automatically be accepted. However, it does mean blanket “no pets” wording is no longer the whole story, and landlords need a fair reason if they say no.
Tenants can now generally end an assured periodic tenancy by giving at least two months’ written notice. Your notice should be timed so that the tenancy ends on a rent due day or the day before a rent due day, unless your landlord agrees a shorter notice period in writing.
If you are planning your next move in Bracknell or Wokingham, our team can help you understand current availability, local rental prices and the best time to start looking.
For tenants
Planning your next move in Berkshire?
Our lettings team can help you understand current availability, local rental prices and the best time to start looking — whether that's a town-centre apartment, a family home or somewhere in one of the surrounding villages.
We will explain your notice rights, walk you through the new periodic tenancy rules and make sure you know what to expect on referencing, deposit protection and move-in.
04 · For landlords
What has changed for you?
If you let property in Bracknell, Wokingham or across Berkshire, the Renters' Rights Act has changed the way you manage tenancies, rent reviews, notices and possession. The good news is that the new system is manageable, but it does require accurate paperwork, clear communication and good record-keeping.
Because Section 21 has ended for new notices, landlords now need to rely on a valid Section 8 ground if they want to regain possession of a property.
Common grounds include rent arrears, anti-social behaviour, damage to the property, selling the property, or the landlord or a qualifying family member moving in.
This makes evidence more important than ever. Rent ledgers, written communication, inspection notes, inventories, photographs, maintenance records and clear tenancy documentation are no longer just helpful; they may be essential if a possession case reaches court.
Older rent review clauses can no longer be used for new rent increases after 1 May 2026.
Landlords now need to use the Section 13 process, give at least two months’ written notice using Form 4A and ensure the proposed rent is no higher than open market rent.
For landlords, this makes accurate market pricing especially important. Setting the right rent at the start of a tenancy, then reviewing it carefully against comparable local properties each year, can reduce disputes and help protect your investment.
The end of most fixed-term private tenancies means tenants generally have more flexibility to leave by giving two months’ notice.
For landlords, this changes how void periods, renewals and tenant retention should be managed.
Good tenants are valuable. Fair pricing, prompt repairs, professional communication and proactive property management can make a real difference to how long tenants stay and how smoothly a tenancy runs.
A blanket “no pets” approach is unlikely to be enough under the new rules. Tenants can request permission to keep a pet, and landlords must consider the request fairly.
If you refuse, the decision should be reasonable and put in writing.
Landlords should now review how pet requests are handled, what information they ask tenants to provide and how any permission is documented.
If you let to full-time students, you may be able to rely on Ground 4A to recover possession at the end of the academic year. This requires specific written notice in advance and in most cases that notice must be given by 31 May 2026.
For the 2025/26 academic year, a possession notice can be served between 1 May and 30 July 2026 inclusive, with at least two months’ notice.
Because the rules are technical, landlords with student lets should review their paperwork as soon as possible.
Landlords and managing agents must give the official Renters’ Rights Act Information Sheet 2026 to tenants where the tenancy is an assured or assured shorthold tenancy, was created before 1 May 2026 and has a written or partly written record of terms.
This must be done by 31 May 2026 and failure to comply can result in a fine of up to £7,000.
The government guidance is specific: landlords or agents must provide the exact official PDF as a printed copy or as an attachment. Sending a link to the PDF is not valid.
For landlords
A free, friendly chat with your local lettings team.
We are already helping Berkshire landlords review tenancy documents, prepare for Section 8 evidence requirements, issue the right tenant information, assess rent levels and plan possession strategies where appropriate.
Bring us your tenancy, your rent review or your trickiest pet request — we will help you make sense of it under the new rules.
05 · Diary
Key dates for tenants and landlords
Section 21 or Section 8 notices served before this date may still continue under transitional rules, so tenants should seek advice if they received a notice before the Act came into force.
The main Renters' Rights Act changes came into force. Section 21 ended for new notices, most ASTs became assured periodic tenancies, fixed terms fell away and new rent increase rules began.
Many landlords and managing agents must provide the official Renters' Rights Act Information Sheet to existing tenants. In most cases, student landlords who want to rely on Ground 4A must also have given the required written notice by this date.
For the 2025/26 academic year, landlords seeking possession under the student Ground 4A process can serve the relevant possession notice during this window, provided the legal requirements are met.
Further reforms are expected, including phased work on the Private Rented Sector Database and a new Private Landlord Ombudsman.
Local · friendly · practical
Why speak to Sears?
We know the local rental market, we understand what tenants need from a home, and we help landlords manage property professionally, fairly and commercially.
We are already helping landlords review tenancy documents, prepare for Section 8 evidence requirements, issue the right tenant information, assess rent levels against the local market, manage pet requests and plan possession strategies where appropriate. We also help tenants understand what the new rules mean for their home, their notice rights and their next move.
Our approach is friendly, practical and clear. We aim to offer strong local expertise and excellent value, sitting between the premium and budget agents while delivering a service that feels personal and professional.
Need help now?
The Renters' Rights Act is no longer something on the horizon.
It is now part of private renting in England, and both tenants and landlords need to understand how it works in practice.
If you have a quick question, need help with a rented property, or want a proper conversation about how the changes affect you, our Bracknell and Wokingham lettings teams are here to help.