What the New Renters' Rights Act Means for Shared Living

The private rental sector in England has undergone its biggest reform in decades. The new Renters' Rights Act, which came into force on 1 May 2026, introduces significant changes designed to create a fairer and more secure rental market for tenants while increasing responsibilities for landlords.

At Snug Shared Living, we believe informed tenants and professional landlords create better homes and stronger communities. Here's what you need to know.

1. The End of "No-Fault" Evictions

One of the most significant changes is the abolition of Section 21 notices, often referred to as "no-fault" evictions.

Previously, landlords could ask tenants to leave without providing a specific reason once a fixed term ended. Under the new legislation, landlords must now rely on legitimate legal grounds through the Section 8 process if they wish to regain possession of a property.

For tenants, this provides greater security and confidence that they cannot be asked to leave without a valid reason.

2. Fixed-Term Tenancies Are Being Replaced

Traditional Assured Shorthold Tenancies (ASTs) with fixed terms have effectively been replaced by rolling periodic tenancies.

This means tenants have more flexibility and can end their tenancy by giving two months' notice. Landlords can still regain possession, but only by using one of the legally defined possession grounds.

For many renters, this creates a more flexible living arrangement that better reflects modern lifestyles.

3. Rent Increases Are More Regulated

The new rules limit rent increases to once per year and require landlords to follow a formal process.

Tenants also have the right to challenge increases if they believe the proposed rent is above the market rate. The legislation aims to prevent rent increases from being used as an indirect method of forcing tenants to leave.

4. The End of Rental Bidding Wars

Many renters have experienced the frustration of offering above the advertised rent to secure a property.

The new Act prohibits landlords and agents from inviting, encouraging, or accepting offers above the advertised rental price.

This creates a more transparent and fair lettings process for everyone involved.

5. Greater Protection Against Discrimination

The reforms make it unlawful for landlords and agents to operate blanket bans against applicants with children or those receiving benefits.

This change aims to ensure more people have access to suitable housing based on their individual circumstances rather than broad assumptions.

6. Pets Get More Consideration

Under the new rules, tenants have the right to request permission to keep a pet, and landlords cannot unreasonably refuse that request.

This recognises the important role pets play in many people's lives while still allowing landlords to protect their properties through reasonable conditions.

What Does This Mean for Shared Living?

For tenants in shared accommodation, the reforms provide greater security, clearer rights, and more transparency throughout the rental journey.

For landlords and property managers, the changes highlight the importance of professional management, robust compliance processes, and strong communication with tenants.

At Snug Shared Living, we welcome initiatives that support safe, well-managed homes and positive tenant experiences. We remain committed to helping residents understand their rights while ensuring our properties continue to meet the highest standards of management and compliance.

Need Advice?

Whether you're a current resident, prospective tenant, or landlord looking to understand how the Renters' Rights Act affects you, our team is here to help.

Get in touch to learn more about how these changes may impact your tenancy or property.