How will the Renters' Rights Act affect my tenancy as a tenant?
From next month renting is changing as the Renters' Rights Act comes into effect. Here we look at what the switch to new Assured Periodic Tenancies will mean for
tenants.
From 1 May 2026 all Assured Shorthold Tenancies (ASTs) will automatically convert to Assured Periodic Tenancies (APTs).
What does this actually mean?
Currently Assured Shorthold Tenancies have a fixed end date, usually 6 or 12 months after the start of the term. These can then be re-negotiated as the fixed term comes to an end. The switch to Assured Periodic Tenancies removes this fixed end date. Instead, tenancies will keep rolling until either you say that you want to move out or the landlord serves notice asking you to leave...even if your current tenancy agreement says otherwise.
How much notice do I have to give to end my tenancy?
As a tenant you'll be able to give notice at any time, but you'll also need to give
more notice: at least TWO months rather than one
and this must align with your rent due date.
Your landlord will also have to give your more notice. If they decide that they want to property back to either sell or move into themselves they'll have to give your at least FOUR months' notice. You will also have the security of having at least a year to live in the property before the landlord can expect you to move out (unless you break the terms of your tenancy agreement).
Does this mean my rent will stay the same throughout my tenancy?
No. Your landlord will still be able to increase the rent once a year. It will have to be fair and in line with market rents for the type of property that you're living in. And you'll have the right to challenge a proposed rent that you feel is too high.
Can I stay on a fixed term tenancy?
In a word, no. If you're currently on an AST it will automatically convert on 1 May. You won't need to sign anything or receive a new tenancy agreement, but you will receive an Information Sheet published by the Government with further information about the changes.
You'll also have reinforced rights when it comes to discrimination, property standards and asking to have a pet.
The Renters' Rights Act builds on existing legislation to hold unscrupulous landlords to account. Anti-discrimination and housing safety laws currently exist, but the new legislation brings them into focus. Eventually, your landlord will need to register for a Private Rented Sector database which will hold them to account, but this will have a bigger impact on landlords who are either wilfully negligent or who are ignorant of existing legislation around letting out property, and at Brittons Lettings we already only work with landlords who abide by their responsibilities already, so there'll be no big changes.
Will it be illegal to be asked to fill in an application form to apply for a property? Isn't that discriminatory?
If you want to rent a property, you will still be expected to pass referencing chacks and to prove that you can afford the rent. The landlord can still decline an application, but there can't be a blanket ban on people who receive benefits or who have children.
What's meant by property standards?
The Renters' Rights Act aims to ensure that rental properties are safe, although there's no timeline yet for when the new standards will be implemented. If you have a maintenance request and you rent one of our managed properties we would ask that you continue to report it to us, via your PropertyFile app, so that we can deal with it. When it comes to good property maintenance, communication is essential so that we can deal with any matters as efficiently as possible, and we not only liaise between yourselves and your landlord, but also have links to reliable local contractors so we can be sure any work meets the expected standards.
Do the new rules mean that I can just get a pet if I want one?
You can already ask to have a pet and you will still have to ask for permission before getting one as the landlord needs to decide if it's an apropriate request. The landlord will not be able to unreasonably withhold consent. However, reasons to say no can be because the property isn't suitable for the animal and would be a welfare issue, if somone living in the property has an allergy or health condition that could be exacerbated by the animal or, in the case of leasehold properties, if the headlease doesn't allow pets to be kept at the property. From the 1 May requests have to be made in writing (we ask that pet application if completed to demonstrate responsible pet ownership) and the landloord has to reply in writing within a set timeframe.
Despite the tenancy reform, a lot of things will stay the same.
As a tenant you'll still have to pay your rent on time and take care of the property and you'll still need to ask permission from the landlord if you want to get a pet or to make changes to the property. Meanwhile, your landlord will still need to ensure that your home is safe and in good condition
Change can be confusing though. If you've got any questions about what the Renters' Rights Act means for you, we're here to help.
