Preparing for the Renters’ Rights Act: Key actions for landlords before 1 May 2026

The main provisions of the Renters’ Rights Act 2025 will take effect on 1 May 2026, bringing the most significant reforms to the private rented sector in a generation. Almost all existing and new private tenancies will automatically fall under the new regime on this date.

To support landlords through this transition, we outline below the essential steps you should take before 1 May 2026.

Get ready to comply with the transitional requirements

Schedule 6 of the Act sets out steps that landlords must take to notify tenants of the changes to their tenancies by no later than 31 May 2026, failing which landlords are liable to receive a civil penalty.

Action:

• Decide now on the mechanics for serving the information sheet (due to be published by the government in March 2026) on all existing tenants by 31 May 2026.
• If you have any unwritten tenancy agreements (i.e. oral agreements), a written statement of terms will need to be provided by 31 May 2026.
• If you have any HMO properties occupied by full time students where you will want to rely on the new possession Ground 4A, you must provide those tenants with a written statement that their tenancy is one to which Ground 4A applies by 31 May 2026.

Prepare new tenancy agreements

From 1 May 2026 landlords are prohibited from entering into a fixed term assured tenancy. New tenancy agreements will therefore be required.

Landlords will need to provide tenants with written information about key tenancy terms before the tenancy is entered into. This can be provided within the tenancy agreement or as a separate document. The government has published a draft document setting out the information that must be provided, although this is subject to change (and will be finalised in March 2026).

Action:

• Review the draft government document now and start preparing new tenancy agreements to be used for tenancies entered into from 1 May 2026 onwards.

Understand the end of Section 21 and associated deadlines

Section 21 “no‑fault” evictions will be abolished from 1 May 2026. Transitional rules allow:

• Section 21 notices to be served up to 30 April 2026.
• Court proceedings to be issued up to 31 July 2026 (noting that that deadline could be earlier depending on when the section 21 notice was served).

Action:

• Consider whether any current tenancy issues warrant possession action before the transition.
• If you still want to rely on section 21 notices ahead of the change, make sure that you issue valid notices (complying with the current statutory requirements and pre-conditions) and possession proceedings within the required deadlines.

Familiarise yourself with the new grounds for possession

With Section 21 removed, possession will be available only through updated and expanded Section 8 grounds, including selling the property, landlord/family occupation, serious arrears, or antisocial behaviour.

Action:

• Review the revised grounds to determine how they apply to your future management strategy.
• Update internal decision‑making procedures for seeking possession.

Update your rent review processes

From 1 May 2026, rent can only be increased by using the Section 13 process. Tenants can challenge increases at the First‑tier Tribunal.

Action:

• Consider whether you have the ability to increase rents on existing tenancies now, ahead of 1 May.
• Get ready to implement a standardised annual review schedule aligned to Section 13 rules.

Prepare for new compliance duties

Several new landlord obligations apply from 1 May 2026, including:

• No more than one month’s rent in advance may be taken.
• Bidding wars and rent‑above‑advertised‑price practices are banned.
• No discrimination against tenants with children or those receiving benefits.
• Tenant requests for pets must be reasonably considered.

Action:

• Update advertising, onboarding, and affordability checks to remove prohibited practices.
• Review policies for tenants with pets.
• Train staff to ensure legally compliant tenant selection procedures.

Prepare for enforcement and penalties

Local authorities will gain strengthened enforcement powers from 1 May 2026, and serious or repeat breaches can attract fines between £7,000 and £40,000.

Action:

• Conduct a compliance audit to ensure tenancy documents, advertising, rent processes, and property standards meet the new requirements.
• Implement robust record‑keeping.

How we can help

If you require any assistance in the transition to assured periodic tenancies, please do reach out to one of our residential property specialists.