Injoys
Ordinary private tenancies in England changed to periodic tenancies from 1 May 2026. As a rule, rent increases are limited to at most 1 per year. At least 2 months’ statutory notice is required. Exceptions apply to existing tenancies depending on how and when notice was given.
The figures and implementation dates are based on GOV.UK guidance and the House of Commons Library briefing dated 9 October 2026.
Which tenancies the reforms in England cover
The tenancy conversion and rent increase rules in this article apply to private assured tenancies in England. The Renters’ Rights Act 2025 is the legislation that reformed them. These rules must not be applied unchanged to tenancies in Scotland, Wales or Northern Ireland.
An assured tenancy is a type of residential tenancy protected by law. Many ordinary private rented homes fall into this category. The rules that apply vary depending on whether the tenant lives with the landlord and the type of housing.
| Living arrangement or tenancy type | How to determine which rules apply |
|---|---|
| Ordinary private assured tenancy | The new periodic tenancy and rent increase rules apply |
| Existing assured shorthold tenancy | Most convert automatically; check the transitional provisions for existing eviction proceedings |
| Local council or housing association social housing | Check the rules separately from those for private tenancies |
| Student halls of residence | Check the rules separately from those for ordinary private housing |
| Lodger living with the landlord | Check the separate rules for live-in landlord arrangements |
| Ordinary private housing rented by students | Not excluded from the reforms simply because the tenants are students |
The House of Commons Library gives October 2027 as the date for assured tenancy reforms in social housing. Separate grounds for possession may apply to ordinary private housing for students. Student halls of residence must therefore be distinguished from houses rented jointly by students.
Rent increases above market rates can be challenged at a tribunal before they take effect.
End dates in existing agreements and whether they must be rewritten
Most existing assured shorthold tenancies converted automatically. The converted tenancy type is called an assured periodic tenancy. This means a tenancy that continues on a weekly or monthly basis without a fixed end date.
Existing written agreements do not need to be rewritten. However, terms that conflict with the new law no longer apply as written. Any end date stated in the agreement also ceases to have effect after conversion.
If your tenancy had an end date, it will no longer apply.
Source: The Renters’ Rights Act Information Sheet 2026
This wording means that the previous end date no longer applies. It does not mean that the agreement itself disappears or that the tenancy is interrupted. The tenancy continues until it ends through valid notice, an agreement or another lawful means.
Landlords had to give the government information sheet to tenants with existing written agreements. The deadline was 31 May 2026. For tenancies with no written record at all, landlords had to provide the key terms in writing. The key terms of new tenancies must also be provided in writing.
Transitional provisions apply to tenancies where an eviction notice was received before 1 May 2026. Some cases may continue under the previous procedures. Whether these tenancies convert automatically depends on the notice and the progress of court proceedings.
Limits on rent increases and notice requirements
Under the new system, landlords must use the Section 13 procedure to increase rent. This is the statutory procedure for changing rent under the Housing Act 1988. The prescribed form is Form 4A.
| Item to check | Rule under the new system |
|---|---|
| Frequency of increases | At most 1 per year |
| First increase in a new tenancy | Not allowed for 1 year from the start of the tenancy |
| Advance notice | At least 2 months |
| Notice form | Form 4A |
| Date the increase takes effect | The start of a tenancy period that meets the notice requirement |
| Automatic rent increase clause in the agreement | Cannot be used as the basis for a new increase |
| Assessment of the proposed rent | The market rent that a comparable property could command |
Notice can be delivered by hand or sent by post. Email can also be used if the agreement allows it. Simply sending a message stating the amount of the increase does not meet the statutory requirements.
There is no uniform percentage cap on increases under this system. The limit of 1 increase per year concerns how often rent can rise. Whether the new amount is appropriate is assessed against market rent.
Market rent is the amount the property could reasonably command if it were rented out again on the open market. Properties with a similar location, size and condition are used for comparison. It is not determined solely by the tenant’s income or what they can afford.
How rent increase notices issued before implementation are treated
For notices received before implementation, both the form and the actual increase date must be checked. Not all existing notices were cancelled. Rent increase clauses in agreements and statutory notices are also treated differently.
| Situation | How it is treated |
|---|---|
| A valid Form 4 notice was received before 1 May 2026 | The previous notice period and details of the increase may remain valid |
| The increase date in that Form 4 falls after implementation | It does not become invalid simply because the date falls after implementation |
| An increase was agreed under a clause in the agreement but was due to take effect after implementation | The scheduled increase under that clause does not apply |
| Rent had already increased before implementation through Form 4 or a rent increase clause | The previous increase date is taken into account when calculating the interval before the next increase |
| A new increase is proposed for an existing tenancy after implementation | As a rule, Form 4A and the new notice requirements apply |
The automatic conversion date does not erase the history of previous increases. When the next increase is allowed depends on how the previous increase was made and when it took effect. Rent that rose through a simple agreement before implementation requires separate review.
Challenging an increase above market rent
If you believe the proposed rent exceeds the market level, you can challenge it at a tribunal. The responsible body is the Property Chamber of the First-tier Tribunal. You must apply before the date the new rent takes effect stated in the notice.
- Check the notice form and the date you received it.
- Compare the date the increase takes effect with the history of previous increases.
- Prepare copies of the tenancy agreement and the rent increase notice.
- Organise evidence of the property’s condition and comparable rents.
- Apply online or using Form MR1 before the deadline.
You must meet the application deadline even if you have not finished collecting evidence. You can also challenge the legal validity of the rent increase notice. If you are challenging only its validity, use the paper Form MR1.
According to guidance dated 10 August 2026 from HMCTS, the courts and tribunals administration body, the fee is £47. An exemption applies to rent increase notices dated before 1 May 2026. Help with fees may be available if you meet conditions such as having a low income.
| Issue | Helpful evidence |
|---|---|
| Notice procedure | Rent increase notice, delivery records, existing tenancy agreement |
| Property condition | Photos of each room, repairs needed, details of fixtures and equipment |
| Market rent | Actual tenancy agreements and rent data for similar properties |
| Comparison criteria | Location, floor area, whether furniture and equipment are included |
Completed tenancy agreements provide stronger comparisons than advertised prices. You can also negotiate a lower increase with the landlord. However, negotiations do not extend the deadline for applying to the tribunal.
Rent payable after the tribunal’s decision
Under the new rules, the amount set by the tribunal cannot exceed the amount proposed by the landlord. If the decision comes after the proposed increase date, a new payment date is set. Usually, the new amount applies from the next payment date after the decision.
The previous decision rules may apply to notices issued before 1 May 2026. In those cases, the tribunal may set an amount higher than the proposed rent. The amount may also apply from the original increase date stated in the notice.
Tenants’ notice to end a tenancy and exceptions for existing agreements
The standard notice period for a tenant ending a tenancy is 2 months. Notice must be given in writing, such as by letter, email or text message. The end date must fall on the rent payment date or the day before it.
As a rule, rent remains payable during the notice period. A shorter period can be agreed with the landlord in writing. Moving out does not, by itself, end the obligation to pay rent.
Previous terms may remain in place for tenancies that began before 1 May 2026. This depends on the type of tenancy before conversion. A shorter notice period is not automatically valid simply because the tenancy already existed.
| Tenancy status before conversion | How the notice period is determined |
|---|---|
| Periodic from the outset | The notice period in the existing agreement may remain valid |
| Fixed term ending after 1 May 2026 | The notice period in the existing agreement may remain valid |
| Fixed term ended before implementation, with a clause providing for continuation afterwards | The existing notice period generally remains valid |
| Fixed term ended before implementation, with no clause providing for continuation afterwards | The new periodic tenancy termination procedure applies |
| Valid notice to end the tenancy had already been given before implementation | The end date in the existing notice remains valid |
Government guidance explains cases where an existing agreement allowing 1 month’s notice can still apply. Landlords cannot require more than 2 months’ notice to end a tenancy. Terms agreed separately by email or text message also need to be checked.
