The Renters' Rights Act Goes Live 1st May 2026 — What Every Landlord Must Do Now

The most significant change to England's private rented sector in decades is almost here. The Renters' Rights Act 2025 comes into force on 1st May 2026, and if you are a private landlord in England, there are things you must do immediately to remain compliant.

The Key Changes from 1st May 2026

From 1st May 2026, most existing assured shorthold tenancies in England will automatically become assured periodic tenancies. Section 21 no-fault evictions are abolished from this date. If you want to recover your property, you must now use the revised Section 8 possession process and rely on a valid legal ground — such as the tenant being in significant rent arrears, anti-social behaviour, or you genuinely needing to sell or move back in. You must follow the correct procedure, use the correct form, and give the correct notice. In many cases, the required notice period is four months. Tenants also have a 12-month protected period at the start of any new tenancy before certain grounds can be used.

Your Immediate Obligation: The Information Sheet

Landlords must provide all existing tenants with the government's official Renters' Rights Act Information Sheet by 31st May 2026. Failure to do so could result in a fine of up to £7,000. The sheet must be the exact PDF downloaded from GOV.UK — you cannot simply send tenants a link to the document. A physical or digital copy of the actual PDF must be provided.

Other Key Changes

From 1st May 2026, discriminating against tenants because they have children or receive benefits is illegal. You must assess all applicants individually. Rent increases must follow a formal process and can only happen once per year. Landlords must respond to pet requests from tenants within 28 days and cannot refuse without good reason. You can no longer request more than one month's rent in advance once a tenancy agreement is signed, and you cannot request any rent before it is signed.

The BTL Mortgage Impact

The Act is also expected to influence how lenders assess buy-to-let affordability. Rolling periodic tenancies — where tenants can give just two months' notice to leave — introduce greater uncertainty around void periods. Lenders are reviewing their affordability models accordingly, and some may tighten BTL criteria as a result. From late 2026, landlords will also be required to register on a new Private Rented Sector database and use the new PRS Ombudsman service for disputes.

If you have not reviewed your tenancy agreements and processes in light of these changes, the time to act is now — not after the deadline has passed.