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Renters' Rights Act

A new law called the Renters’ Rights Act came into force on 1 May 2026. It changes how private renting works in England and gave you stronger rights as a tenant.

These changes may affect how you find housing, sign your contract and plan your tenancy. If you were already renting when the law came in, most of these protections will still apply to you.

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What is the Renters' Rights Act?

The Renters’ Rights Act is a major new law that changes the way renting works in England. Its main goal is to make renting fairer, safer, and more flexible for tenants.

Key points of the Act:

  • Most tenancies are now rolling (open-ended) instead of fixed-term.
  • No-fault evictions (Section 21) are abolished - landlords need a legal reason to ask you to leave.
  • Rent increases are more controlled, usually once per year with proper notice.
  • Landlords cannot demand large advance payments; usually only one month’s rent in advance is allowed.
  • Tenants have clearer rights to ask for pets or reasonable changes to the property.

What it means for students:

  • You don’t automatically have to move at the end of the academic year
  • You have more security and flexibility in your tenancy
  • Even if you’re already renting in May 2026, most protections will apply automatically.

In short, the Act gives tenants more control, stability, and transparency, while still protecting landlords’ rights to manage their property responsibly.

Already signed?

For most private rented tenancies in England, the Renters’ Rights Act will apply to existing contracts too, even if you signed them before May 2026. That’s because the law is changing how tenancies work from 1 May 2026 onwards, and most fixed‑term contracts will automatically change into rolling (“periodic”) tenancies on that date. You don’t have to sign a new contract for the main protections of the Act to apply.

On-campus and purpose-built student accommodation

The Renters’ Rights Act does not generally apply to on-campus accommodation or most purpose-built student accommodation (PBSA), as these operate on fixed-term academic year contracts rather than standard tenancies. It's important that you check with your accommodation provider to understand your tenancy agreement, your rights and your responsibilities.

Tenancies and moving out

Under the Renters’ Rights Act, most tenancies are rolling. This means you can usually leave when it suits you, as long as you give the right notice.

In most cases:

  • You need to give your landlord at least 2 months’ notice
  • Your notice should be in writing (for example, by email)
  • Your tenancy will end after your notice period finishes.

If you live on your own, you can end the tenancy yourself.

If you live in a shared house with a joint tenancy:

  • Ending the tenancy usually applies to everyone in the house
  • You should speak to your housemates before giving notice
  • You may be able to agree a replacement tenant, but this depends on your landlord.

It’s a good idea to check your agreement and get advice if you’re unsure. Ending a tenancy is more flexible than before, but it’s still important to plan ahead and give enough notice.

Finances and guarantors

Will how I pay rent change from May 2026?

Yes - the way rent is paid and how increases work will change when the Renters’ Rights Act comes into force on 1 May 2026. 

Here’s what’s different:

  • Advance payments are limited: Landlords can no longer require you to pay several months’ rent before you move in. For most tenancies starting on or after 1 May 2026, they can only request up to one month’s rent in advance once the tenancy is agreed.
  • Paying rent during the tenancy: Landlords can only require you to pay rent for the period you’re living there (usually monthly). They can’t force you to pre-pay beyond that.
  • Rent increases are more controlled: Landlords will generally only be able to raise the rent once a year, and only through a formal legal process (Section 13), with notice given in advance.

What doesn’t change:

  • You still pay rent regularly as agreed (for most people this is monthly)
  • You must keep up with payments even after May 2026.

These changes are designed to make renting fairer and more predictable. If you’re renting now and your agreement started before 1 May 2026, some old rules may still apply to your contract until it’s renewed under the new system.

Can I choose to pay rent upfront if I want to?

Yes. You can choose to pay more in advance if it suits you, but this can’t be required by your landlord.

What does this mean for students?

This should make renting more accessible if you can’t afford large upfront costs. Some landlords may be more likely to ask for a guarantor instead.

Will this affect international students?

If you're an international student and you previously relied on paying rent upfront, you may now need to use a UK guarantor or a guarantor service instead.

Where can I get help with guarantors?

The University is partnered with Housing Hand, which means University of York students who do not have a UK guarantor can use their service at a 50% discounted rate upon successful application. Take a look at our rent guarantor webpage for further information.

Finding and securing housing

At the moment, it’s common to feel pressure to sign for housing early. This is because most tenancies are fixed-term and usually end at the end of the academic year. Landlords can also use Section 21 eviction to ask you to leave without giving a reason.

The Renters’ Rights Act is designed to give you more stability and choice.

This means:

  • You do not have to leave just because your contract ends
  • You may be able to stay in your home beyond the academic year
  • You should feel less pressure to sign a contract months in advance.

You can still look for housing early if that feels right for you. But you have more time to think about your options and make a decision that works for you.

If you live in a shared house, the Renters’ Rights Act still gives you more protection.

You will usually have a joint tenancy with your housemates. This means you rent the property together as a group.

This means:

  • You do not have to leave just because the academic year ends
  • Your landlord cannot use Section 21 eviction to ask you to leave without a reason
  • You may be able to stay in your home for longer.

You may still need to plan together as a group

  • You will need to make decisions with your housemates
  • If one person wants to leave, it can affect everyone
  • Some landlords may still prefer to let to a new group each year.

You can still look for housing early if you want to. But you should feel less pressure to rush into a decision.

Overall, you have more security than before. But shared housing may still require more planning.

Pets

From May 2026, you can ask your landlord for permission to keep a pet. They can't refuse without a good reason, but this depends on your tenancy type. Many landlords include a "no pets" clause, so you must check your contract first.

Ground 4A

Landlords can still evict student rentors via Ground 4A. This ground allows landlords to regain possession of Student Houses in Multiple Occupation (HMOs) for a new intake of students but they must give four month's notice to the current residents.

Need more help?

If you’re unsure how these changes affect you, or you need advice about your housing situation, contact the Student Hub if you need further support. We can help you understand your options and next steps.

Contact us

Working hours: Monday to Friday, 10am to 4pm (excluding public holidays)

Student Hub