Renting a Room in 2026? 7 Things the Renters' Rights Act Changed for Flatsharers
The Renters’ Rights Act 2025 introduced major changes for private renters in England. For most flatsharers, the main rules started on 1 May 2026.
The changes affect tenancy terms, rent increases, evictions, pets, rent bidding and upfront payments. However, they do not apply to every person renting a room. Your legal position depends on whether you are a private tenant or a lodger.
This guide explains the seven changes most relevant to people renting a room in a shared home.
Important: This article covers private renting in England. It is general information, not legal advice. Scotland, Wales and Northern Ireland have separate housing laws.
First, check whether the Act applies to you
The Renters’ Rights Act generally applies if you are a private tenant with an assured or assured shorthold tenancy.
This usually includes:
- Renting a room in a shared house from a private landlord
- Renting a room through a letting agent
- Living in an HMO where the landlord does not live in the property
- Renting a flat under a joint tenancy with other tenants
The rules generally do not apply if you are a lodger living in the same home as a resident landlord. This includes situations where you share a kitchen, bathroom or living space with the landlord.
The government’s Renters’ Rights Act information sheet confirms that lodgers are usually outside the new assured tenancy framework.
1. Fixed-term tenancies have changed
From 1 May 2026, assured shorthold tenancies were abolished. Most existing assured and assured shorthold tenancies automatically became assured periodic tenancies.
In practical terms, this means your tenancy normally continues on a rolling basis:
- Monthly, if rent is paid monthly
- Weekly or fortnightly, if that is the agreed rental period
- Without a fixed end date
A tenancy agreement may still refer to an old fixed term or an assured shorthold tenancy. However, the new legal rules apply automatically where the tenancy is covered.
This does not mean that your tenancy ends on 1 May. Instead, it continues under the new periodic system.
You can usually end the tenancy by giving your landlord at least two months’ written notice. The notice should normally end on the day rent is due or the day before, depending on the circumstances.
If you share a property under a joint tenancy, get advice before giving notice. The actions of one joint tenant can affect the tenancy as a whole.
2. Section 21 no-fault evictions are no longer available
One of the most significant changes is the end of Section 21 “no-fault” evictions.
From 1 May 2026, a private landlord cannot ask you to leave without giving a valid legal reason. A landlord who wants possession must generally use the Section 8 process and rely on one or more legal grounds.
These grounds can include:
- Rent arrears
- Serious antisocial behaviour
- Damage or poor care of the property
- The landlord or a family member needing to move into the property
- The landlord intending to sell
- Certain student or employment-related circumstances
The landlord must follow the correct procedure and provide the required notice. If you do not leave after the notice period, the landlord usually needs to apply to court for a possession order.
The change provides greater security for covered flatsharers. A landlord cannot simply wait until a fixed term ends and require you to leave without a lawful basis.
It does not, however, prevent possession proceedings where a valid legal ground applies. Rent still needs to be paid, and tenants remain responsible for complying with their tenancy agreement.
You can read the Renters’ Rights Act on legislation.gov.uk, including the provisions covering assured periodic tenancies and grounds for possession.
3. Rent increases are limited and more formal
The new rules change how rent increases work.
For most private assured tenancies, a landlord can increase rent only once a year. They must also give at least two months’ notice before the increase takes effect.
A rent review clause in an old tenancy agreement cannot be used for new rent increases after 1 May 2026. Instead, the landlord must follow the statutory Section 13 process.
The proposed rent must not be higher than the open-market rent for the property. If you believe an increase is above the market rate, you may be able to challenge it through the First-tier Tribunal.
For a flatsharer, this means a landlord or agent should not:
- Increase the rent several times in the same year
- Apply a new increase without the required notice
- Rely only on an informal message or an old rent review clause
- Increase the rent without following the required legal process
Keep copies of rent notices, emails and tenancy documents. A clear record can help if there is a dispute.
4. Rent bidding is banned
The Act also introduced rules against rental bidding.
Landlords and letting agents must advertise a proposed rent and cannot accept an offer above that advertised amount. This is designed to prevent prospective tenants from being encouraged to compete against one another by offering more.
For people looking for rooms, the advertised price should therefore provide a clearer indication of the rent being sought.
Before applying, check what is included in the advertised amount. Shared accommodation may have additional costs for:
- Council tax
- Gas and electricity
- Water
- Broadband
- Cleaning
- Parking
- Furnishings or other services
A clearly advertised rent does not necessarily mean all household costs are included. Ask for a full breakdown before agreeing to move in.
Homeshare’s verified room marketplace is designed to make it easier to compare room opportunities and review property information in one place.
5. Landlords cannot normally ask for more than one month’s rent in advance
The new rules limit how much rent a landlord can request in advance.
In most cases, landlords cannot ask for more than one month’s rent in advance. This is separate from the tenancy deposit, which is subject to its own rules and limits.
The change is relevant to flatsharers who may otherwise face large upfront requests when applying for a room. It is also important for renters who do not have access to substantial savings or family support.
Before paying anything, ask for:
- A written breakdown of all upfront costs
- Confirmation of the monthly rent
- Deposit details and protection information
- The proposed tenancy terms
- A receipt or written confirmation for every payment
Be cautious if you are asked to transfer money before viewing a property, verifying the landlord or receiving clear terms. A legitimate listing should provide enough information for you to understand who you are dealing with and what you are paying for.
6. You can request a pet, and discrimination rules have changed
From 1 May 2026, covered tenants have the right to request permission to keep a pet.
A landlord must consider the request reasonably. If it is refused, the landlord should provide the reason in writing. The rules do not mean that every pet request must be accepted, but a blanket refusal may not be enough.
The Act also introduced protections against discrimination based on having children or receiving benefits. Landlords and agents cannot generally refuse to rent to someone simply because they have children or receive benefits.
These protections do not remove the usual affordability and referencing process. A landlord can still assess whether the rent is affordable and whether the applicant meets lawful eligibility requirements.
If you are applying for a room, it helps to provide accurate information from the start. Homeshare’s Tenant Passport lets you create a reusable profile with identity, Right to Rent, credit and referencing information, subject to the checks you complete.
7. Written information and renter services are becoming more important
The new rules place greater emphasis on clear written information.
Where a tenant does not already have a written record of the tenancy terms, the landlord must provide the required information. For many existing tenancies, the deadline for this information was 31 May 2026.
Your written information should help you understand:
- The rent and payment period
- The people named on the tenancy
- The property covered by the agreement
- Your responsibilities
- How the tenancy can end
- The landlord’s contact details
The Act also provides for further changes later in 2026, including a Private Rented Sector Database and a new Private Landlord Ombudsman. These measures are intended to improve transparency and provide a route for resolving complaints without immediately going to court.
The timing and rollout of these services may vary. Check the latest information on GOV.UK’s private renting guidance.
What should flatsharers do now?
If you rent a room in England, take these practical steps:
- Check your status. Confirm whether you are a private tenant or a lodger.
- Review your agreement. Look for the tenancy type, rent period and notice rules.
- Keep written records. Save rent notices, messages, receipts and property documents.
- Check every cost. Confirm the rent, deposit, bills and any other charges.
- Ask questions before applying. Verify the landlord, property and proposed terms.
- Use verified information where possible. A reusable profile can reduce repeated checks and paperwork.
The Renters’ Rights Act has changed the process for millions of private renters. For covered flatsharers, the central changes are clearer rent rules, stronger protection from no-fault eviction and a more flexible rolling tenancy.
When you are ready to search, create your Homeshare Tenant Passport and apply to verified rooms with one reusable profile.