From 1 May 2026, a tenancy will be classified as an assured periodic tenancy by the new Section 4A of the Housing Act 1988 if each of the following apply:

• The tenant is one or more individuals (not a company).
• The tenant occupies the property as their “only or principal home”.
• The tenant has exclusive possession, and has the right to refuse entry to anyone, including the landlord, except in an emergency.
• The landlord does not live in the property (i.e., it is not a lodger arrangement where the tenant shares facilities with a resident landlord).
• It is not a high rent tenancy, i.e. the annual rent is not over £100,000.
• It is not a low rent tenancy, i.e. the annual rent is more than £1,000 in London and £250 outside of London.
• It is not purpose-built student accommodation which falls within the exemption under section 32 RRA.

The Renters’ Rights Act will change laws about renting and this guidance has been published to help private rented sector landlords and letting agents prepare. The new rules will apply on or from 1 May 2026.

View information on the current law - GOV.UK

If you live in social housing or are a lodger, the new rules will not usually apply to you.