Overview
- From 1 May 2026, new and converted tenancies in England will be rolling assured periodic agreements, with evictions generally requiring a Section 8 notice citing specified grounds.
- Official guidance confirms that Section 21 notices served before May can usually be used to start court action only up to six months from service or until 1 August 2026, with older claims in court continuing under existing rules.
- Initial measures include a limit of one rent increase per year, a ban on rental bidding above the advertised price, protections against refusals for tenants with children or on benefits, and fair‑reason rules for pet requests.
- Landlords cannot use grounds to sell or move in during the first 12 months of a tenancy, tenants may give two months’ notice to leave, and councils gain new enforcement powers with fines up to £7,000 rising to £40,000 for repeat or serious breaches.
- Later in 2026 the government plans to roll out a landlord database and a private rented sector ombudsman, while landlord groups welcome clarity but warn courts and the sector need full regulations and more lead‑in time.