With the Renters’ Rights Act coming into force from 1st May 2026, with initial changes being introduced.
Our Landlord Insurance team has broken down some of the key points landlords may want to be aware of ahead of the changes.
What is the Renters’ Rights Act, and what is changing?
The Renters’ Rights Act introduces wide-ranging changes across the private rental sector, including:
- The move to Assured Periodic Tenancies
- The removal of Section 21
- New requirements around rent increases, advertising and tenant rights
For private landlords, the immediate focus will be on existing tenancy arrangements.
How can landlords prepare for the Renters’ Rights Act?
With the implementation date approaching, now is a key time to become familiar with:
- The latest documentation, templates and prescribed forms
- New information requirements for tenants
- How existing tenancies will transition
- The timelines around Section 21 and updated possession grounds
What information needs to be given to existing tenants?
For existing tenants (before 1st May 2026), landlords will need to provide the Government-issued information sheet by email or hard copy, which outlines the upcoming changes.
This must be issued by 31st May 2026 and must be sourced directly from the official Government website to be valid. Failure to do so can result in fines up to £7,000.
Important to note: Where a tenancy is currently based on a verbal agreement, a written record of the key terms must be provided to the tenant, as outlined above.
What information do landlords need to give to new tenants after 1st May 2026?
For any tenancies starting on or after 1st May 2026, there will be new requirements around the information provided to tenants at the outset.
Landlords will be expected to provide written details of the key terms of the tenancy, including information such as:
- The landlord’s name and address
- The rent amount and when it is due
- Deposit details
- Responsibilities for repairs
- Which bills the tenant is responsible for
This is designed to ensure there is a clear written record of the tenancy from the start, helping both landlords and tenants understand their respective roles and responsibilities.
This information will need to be provided before the tenancy is agreed, and may be included within a written tenancy agreement or supplied as a separate document.
Further guidance is available via the Government’s published tenancy information resources here.
What is changing with Assured Shorthold Tenancies?
From 1st May 2026, Assured Shorthold Tenancies will be replaced by Assured Periodic Tenancies.
The legislation does not require you to renew or replace any existing tenancy agreements; tenants will automatically transition into Assured Periodic Tenancies. Landlords must provide the Government information sheet to their tenants by 31st May.
This includes providing all mandatory information in writing before the tenancy begins, using the appropriate prescribed forms introduced as part of the new system.
What is happening to Section 21 notices?
From 1st May 2026, Section 21 notices (often referred to as ‘no fault’ evictions) will no longer be available. Instead, possession must be sought using Section 8 grounds.
However, where a valid Section 21 notice has already been served by a landlord before 1st May 2026, there will be a transitional period. Applications for possession can still be made until 31st July 2026 using the previous form.
There are also temporary provisions for student landlords, particularly in relation to regaining possession ahead of the next academic year. Landlords have until 31st May 2026 to formally write to their tenants to confirm that possession may be sought using Grounds form 4A, where the landlord must intend to re-let to full-time students.
Following this, between 1st May 2026 and 30th July 2026, it will be possible to serve two months’ notice to end the tenancy using Ground 4A. After 30th July 2026, a four-month notice period is required.
What are the new rules around rent increases and property adverts?
As part of the changes coming in from 1st May 2026, there are also updates to how rent increases are handled and how rental properties are advertised.
Rent increases
Under the new framework, rent increases will be more structured. This includes:
- Increases are limited to once every 12 months
- A requirement to provide at least two months’ notice
- Increases are being carried out using the formal Section 13 process
This approach is intended to create a clearer and more consistent process for both landlords and tenants.
Property advertising
These changes aimed at improving transparency and fairness in how rental properties are marketed. This includes:
- Clear advertised rents, with measures to prevent rental bidding above the listed price
- Restrictions on rent requested in advance, generally limiting this to one month before the tenancy is agreed
- Rules designed to reduce discrimination, including in relation to tenants with children or those receiving benefits
This forms part of a wider effort to create a more consistent and transparent rental process.
Do landlords have to allow pets under the Renters’ Rights Act 2026?
The Renters’ Rights Act introduces significant changes for landlords and tenants when it comes to keeping pets in rental properties.
Under the new legislation, tenants will have the legal right to request permission to keep a pet. Landlords must consider these requests fairly and respond in writing within 28 days.
Landlords should also ensure they clearly document any agreed terms relating to pets, including responsibilities for damage, cleanliness and end-of-tenancy conditions.
This article is for informational purposes only and should not be considered legal advice. For more information, visit the Gov website here.
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