Renters Rights Changed May 2026: Here’s What You Need to Know

The 2026 Renters’ Rights Act: What the Move to APTs Means for You

If you are currently renting or looking to move into a new place, you need to know that the UK rental market just had its biggest shake-up in a generation. As of 1st May 2026, the traditional way we rent has completely changed.

The government has officially abolished fixed-term contracts (goodbye, standard 12-month tenancies) and replaced them with a brand-new system designed to give tenants much more security.

Is it better to rent or buy a house?

What is an Assured Periodic Tenancy (APT)?

From 1st May 2026, Assured Periodic Tenancy agreements (APTs) are the only contracts landlords are legally allowed to offer. Fixed-term contracts are entirely gone - all tenancies, existing and new, will become APTs.

What makes it a game-changer? APTs have no fixed end date. Instead, they run month-to-month from day one. This gives you the flexibility to leave the property whenever it suits you, provided you give your landlord 2 months’ notice (which, remarkably, you can even serve on the very day you move in). Break clauses are officially a thing of the past.

Note: If a landlord or agent tries to hand you a traditional fixed-term Assured Shorthold Tenancy (AST), do not sign it. You can report them directly to your local authority.

If you pay more than £250 a year in rent (or over £1,000 if you live in London), but less than £100,000 annually, your contract must be an APT - assuming your landlord doesn't live in the same building, and you have exclusive use of the space.

The Contract Checklist: What Must Be Included

For an APT contract to be legally valid, all details must be 100% correct. Before you sign on the dotted line, double-check that the spelling of your name, your landlord's details, and the property address are completely accurate.

By law, your APT paperwork must clearly state:

• The start date of the tenancy.

  
  

• The exact rent amount and the date it must be paid.

  
  

• Your contract should tell you what bills you are expected to pay, if any, and whether you’re allowed to switch utility providers.

  
  

• The exact security deposit amount.

  
  

• Clear instructions on how both you and the landlord can end the tenancy.

  
  

• How to request a pet or ask to make physical adaptations to the property.

  
  

• A legal statement confirming that your landlord must use a Section 13 notice to implement any rent increases.

  
  

• A legal statement confirming the landlord is obliged to provide a home that is safe and fit for human habitation.

Joint vs. Sole Tenancies: Which is Right for Your House Share?

• Joint Tenancy Agreement: This is most common if you are moving into a house share with friends or colleagues. In a joint agreement, everyone in the house is collectively responsible for the entire rent. If one person leaves, the remaining tenants are on the hook for the full amount until a replacement is found. If someone does move out, the APT will need to be amended or recreated once a new housemate passes referencing and affordability checks. Always ask to inspect the new contract carefully to ensure no sneaky changes were made.

  
  

• Sole Tenancy Agreement: If you are moving into a larger professional house share (like an HMO) where you don’t know the other occupants, a sole tenancy is much safer. You will have an individual contract with the landlord, and you are only liable for your specific portion of the rent.

NOTE: Purpose-Built Student Accommodation (PBSA) is conditionally exempt from the new tenancy rules in the Renters' Rights Act if the landlord or management operator is a member of an approved government housing management code of practice such as the ANUK/Unipol National Codes.

Financial Cap Safeguards: Upfront Rent and Deposits

Moving is notoriously expensive, but the Renters' Rights Act brings some incredibly welcome financial relief regarding upfront costs:

• Rent in Advance Cap: Landlords are now strictly capped at asking for a maximum of 1 month’s rent in advance. No more demands for 3 or 6 months of rent upfront just because you’re early in your career.

  
  

• Security Deposits: This rule remains unchanged. If your annual rent is under £50,000, your deposit cannot exceed 5 weeks’ rent. For anything above £50,000, it is capped at 6 weeks’ rent.

Your contract outlines who is responsible for what repairs. Your landlord will usually fix general wear and tear, as well as structural issues. If you cause any damage, expect to pay for the repair yourself.

Don’t assume all maintenance jobs are your landlord’s responsibility. You may be liable for clearing out gutters and unblocking drains, so read the contract carefully.

Furthermore, the landlord is legally obligated to hand over a valid Gas Safety certificate and an Energy Performance Certificate (EPC) for the property.

Reading the Fine Print

While the new law gives you plenty of added security, it also clarifies your responsibilities. Landlords will still use the APT to outline specific house rules. For example, storing bikes inside, smoking on the property or even drying laundry indoors could be banned.

There might also be rules around whether you can decorate (and who pays) or sublet rooms. It's also worth noting you're responsible for anyone's behaviour when they visit.

Don't Let Your Dream Home Turn into a Nightmare

What if something changes while you're under contract?

You don't usually need to tell your landlord about a change in employment, unless it's specifically stated in the contract. But if you’re struggling to pay the rent, the best approach is always to speak with your landlord directly.

If you consistently pay your rent late, or if you build up arrears of more than 2 months, your landlord can legally trigger the eviction process.

They must give you a 4-week notice period to evict. From there, the case goes to a court where a judge will make the final decision on whether the eviction request is fair and reasonable.

The Golden Rule: Negotiate Before You Sign

If you read through your new APT contract and find a rule that makes you uncomfortable, or notice an agreement you made verbally (like getting the property painted before you move in) is missing, speak up. Flag errors, request amendments, and be clear if a specific clause is a deal-breaker for you. Make sure the landlord updates the document before you put your digital signature on it.

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