What are my rights as a tenant with a rolling contract?

The Renter’ Right Act 2025 received its Royal Assent in October 2025, and it has been created to protect the 11 million private renters by providing them stronger rights[1]. It will bring numerous changes to the current rental system in the UK[2], listed below are the main changes that will take effect from the 1^st May 2026:

• No fault evictions under s.21 of the Housing Act 1988 – landlords in the private sector will not be able to evict tenants without a court approved reason. They will also have to follow the procedure set out by s.8 of the Housing Act 1988[3].
• No fixed contracts – tenancies in the private sector will be on rolling basis, with no end date. The tenant can provide 2 months’ notice at any time if they wish to end the tenancy, whereas, the landlord will need to provide a reason to the court as above[4].
• No more than one rent increase in a year – landlords will no longer be able to increase rent in the first year of a tenancy, and they can only increase the rent once a year by providing the required 2 months’ notice[5].
• No more rental bidding – it will become illegal for landlords and agents to accept an offer higher than the price advertised[6].
• No more than one month’s rent upfront – landlords will not be able to ask for more than 5 weeks of rent upfront, moreover[7].
• No more discrimination – it will be illegal for landlords and agents to refuse tenants who refuse benefits or have children under the age of 18[8].
• No more no’s to pets – tenants will have more flexibility in having pets and landlords must consider based on case-to-case basis, rather than experience with previous tenants [9].

Furthermore, the Renters Right Act 2025 will introduce a new official organization called the Private Rented Sector Landlord Ombudsman that will deal with tenants’ complaints about their landlords, by providing quick, fair, impartial and binding resolutions for tenancy related disputes[10].

Summerfield Browne Solicitors can advice you on tenancy related disputes and your new rights under the changes.

[1] https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act

[2] https://mhclgmedia.blog.gov.uk/2025/11/19/explainer-everything-you-need-to-know-about-the-new-renters-rights-act/

[3]https://england.shelter.org.uk/housing_advice/private_renting/renters_rights_act_changes_for_private_renters#table-the-main-changes

[4]https://assets.publishing.service.gov.uk/media/69bc04b8f7b1c24d8e23ce60/The_Renters__Rights_Act_Information_Sheet_2026.pdf

[5] https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/rent-increases

[6] https://www.gov.uk/government/publications/rental-bidding-a-guide-for-local-authorities-and-councils/rental-bidding-a-guide-for-local-authorities-and-councils

[7] https://www.gov.uk/government/publications/asking-for-rent-in-advance-guidance-for-local-authorities/asking-for-rent-in-advance-guidance-for-local-authorities

[8] https://www.gov.uk/government/publications/rental-discrimination-under-the-renters-rights-act-2025/rental-discrimination-under-the-renters-rights-act-2025

[9] https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/if-a-tenant-wants-a-pet-to-live-with-them

[10] https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act