Getting ready for the
RENTERS' RIGHTS ACT
This area covers key points about Renters’ Rights, our webinars, FAQs, and links to trusted, helpful articles. With the new assured periodic tenancy system starting on 1 May 2026, we have already begun updating our platform, systems and processes to ensure landlords are fully supported.
We are working closely with Suzanne Smith of The Independent Landlord, along with other respected sources, to cut through the scaremongering and make sure both landlords and tenants are practically prepared and properly informed as the changes come in.
RENTERS' RIGHTS WEBINAR
Getting Ready for Renters’ Rights – live Q&A with Hello Neighbour and The Independent Landlord
This live session will give landlords clear, practical guidance on what the new rules mean in real terms. We will walk through the key changes and share simple steps to stay compliant and confident as the new system rolls out.
Thurs, Dec 04
12:00 PM - 1:00 PM GMT
Online event
NEED CLARITY?
Ask Us Your Renters’ Rights Questions
Share anything you want clarified. Our team will get back to you directly and may feature your question in the webinar. We’ve listed the five most common questions we get.
Top 5 questions
Yes, BUT plan the timeline. Under the new rules, you can recover possession to move in yourself (or a close family member), however:
- You can’t use the “move‑in” ground during the first 12 months of a tenancy (a protected period).
- You must give 4 months’ notice when you do use it using the Section 8 process.
- After using this ground, you can’t re‑let or market the property for 12 months from when the notice expires.
In practical terms, the earliest lawful move-in is ~16 months from the tenancy start (12-month protected period + 4 month notice).
Yes, there’s a specific “intent to sell” ground with the same protections as above (moving back in): no use in the first 12 months, 4 months’ notice, and a 12‑month no‑relet period afterwards to stop abuse. (Shared‑owner exceptions apply)
You can serve the prescribed Section 13 notice (a new Form 4A) with at least 2 months’ notice once every 12 months. The 12 months is from the date of the last increase, not the 1st May 2026. Increases must reflect market rent; tenants can ask the First‑tier Tribunal to check the figure. Any current rent review clauses won’t be valid once the new rules start.
Hello Neighbour will be able to help with these post 1st May 2026.
No fixed terms under the new system. Tenancies will be rolling periodic, and a tenant will be able to leave with 2 months’ notice. The 12‑month rule protects tenants from Landlord move‑in/sale grounds; it’s not a minimum stay for tenants.
There is no blanket “yes”. From 1 May 2026, tenants will have the legal right to ask to keep a pet. You must consider the request and can’t refuse without a fair reason, and you must reply in writing within 28 days (you can ask for more details and then have up to 7 extra days to give your final decision). If you don’t respond, or refuse unreasonably, the tenant can challenge it in court.
KEY CHANGES
We have compiled quick reference for key changes. This is by no means exhaustive!
New periodic tenancy
On 1 May 2026, all existing ASTs will become assured periodic tenancies, and roll from month to month. This means that all fixed terms will end, and the tenancy will become a rolling tenancy.
Rent increases
From 1 May 2026, rent review clauses will no longer be valid; all increases must be via Section 13 with 2+ months’ notice and no more than once every 12 months and must be at market rate.
Tenant's ability to end the tenancy
Tenants will be able to end a tenancy with 2 months’ notice
Landlords’ notice to sell or move in
Landlords will be able to obtain possession if they wish to sell up, or move themselves or their family in. However, it cannot be used in the first 12 months of the tenants moving in and requires 4 months after serving the notice; landlords won’t be able to re-let the property for 12 months. (Shared‑owner exceptions apply)
Section 21 transition
Landlords can only use an old Section 21 notice if it was served before 1 May 2026 and they ask the court to start possession proceedings by 31 July 2026 (subject to final regulations).
Rent in advance
Max 1 month before entering into agreement, after it is entered into, the tenant can voluntarily pay rent upfront, but a landlord cannot require them to do so.
Security Deposit Cap Unchanged
The Renters’ Rights Act keeps the existing cap of five weeks’ rent (or six weeks if annual rent is £50,000+).
Landlords cannot take more than this or it counts as a prohibited payment.
All deposits must still be protected in an approved scheme with prescribed information given within 30 days.
MORE READING
From The Independent Landlord
There is a lot of information out there, often linked to companies selling products, so it is important to rely on trusted sources.
One of the strongest is Suzanne Smith of The Independent Landlord. A former lawyer and now a multi-property landlord, she helps landlords navigate the sector and also serves as an independent non-executive director at Hello Neighbour.
Suzanne is a widely respected voice on renters’ rights, with clear and practical articles and videos that make complex topics easy to understand.
Top Renter's Rights Content
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Renters' Rights explained in under 10 min
A short video explaining the changes in under 10 mins. Probably the best 10 mins you will spend today.
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Renters’ Rights implementation timetable
The implementation date for the new assured periodic tenancy system has been confirmed as the 1st of May 2026 but the full implementation will take place over a longer period. Stay on top of what's coming.