Landlords: What you need to know about the Renters Rights Act 2026

Why This Act Matters So Much



The Renters' Rights Act doesn't just tweak the rules. It rebuilds them from the ground up.

The government's goal is to give tenants more security. That means big changes to how tenancies work, how rent can be increased, and how landlords can take back their property.

Some of the biggest changes start on 1st May 2026. Others follow in later phases.

Get ahead of this now and the transition should be straightforward. Leave it too late, and the consequences could be serious.

The Three Dates You Must Know

Let's start with the most important thing.

There are three key dates every landlord in England needs to know right now.

30th April 2026 This is the last day to serve a Section 21 notice. After this date, Section 21 "no fault" evictions are gone for good. If you're planning to serve a Section 21, it is recommended doing so by 24 April at the latest. Leaving it to the final day risks mistakes you won't be able to fix. 

1st May 2026 This is when the new rules kick in. Every assured shorthold tenancy (AST) in England automatically becomes an assured periodic tenancy - a rolling tenancy with no fixed end date. 

31st May 2026 This is the deadline to send your existing tenants the government's official Information Sheet. Miss this and your local council can fine you up to £7,000. 



What Changes on 1 May 2026

Here's a plain-English summary of the key changes taking effect from 1st May.

Fixed-Term Tenancies Are Abolished

No more six-month or 12-month fixed-term contracts.

From 1st May, all tenancies become periodic - meaning they roll on month by month until either party ends them. This applies to both new and existing tenancies. 

You do not need to issue new tenancy agreements for your existing tenants. The conversion happens automatically.

Section 21 Is Gone

From 1st May 2026, you can no longer evict a tenant without giving a legally valid reason. 

Instead, you will need to use a Section 8 notice. This requires you to prove one or more specific legal grounds for possession, for example:

• Serious rent arrears
• You want to sell the property
• You or a family member want to move in

Rent Increases Are Limited

You can only raise rent once every 12 months. 

You must give at least two months' notice using the new Section 13 process (Form 4A).

Here's something many landlords don't know yet. Any rent review clause in your existing tenancy agreement - including those tied to CPI or RPI - becomes void on 1st May.  You cannot rely on them after that date.

If you plan to use a rent review clause, it must come into force before 1st May.

Tenants Can Request a Pet

Tenants now have a legal right to request a pet. 

You have 28 days to respond in writing. You must have a valid reason to say no - for example, the property is too small. A blanket "no pets" clause in your tenancy agreement will no longer be enforceable.

If you approve the request, you can ask the tenant to take out pet insurance to cover potential damage.

Rental Bidding Is Banned

You must state a fixed asking rent in any written advertisement. You cannot invite or accept offers above that price. 

Discrimination Is Now Illegal

Blanket bans on tenants who receive benefits or have children are now unlawful. This includes refusing viewings, withholding property details, or declining a tenancy on these grounds.

Large Rent in Advance Is Banned



For new tenancies from 1st May, you cannot ask for more than one month's rent in advance before the tenancy starts. 

What You Must Do Right Now

Want to know what to actually do before May? Here's your practical action list.

1. Review all your tenancy agreements

Go through every tenancy you have. Note whether each one is written, partly written, or based on a verbal agreement. This determines what you need to send tenants by 31st May.

Also check for rent review clauses and pet ban clauses. These will become void or unenforceable on 1st May. 

2. Serve any Section 21 notices urgently

If you are considering a Section 21 notice, do not wait. The last date to serve one is 30th April 2026, but experts recommend serving by 24th April to be safe.

If you serve a valid notice before 1st May, you must then apply to court for possession by 31st July 2026, or the notice will lapse. This is specialist legal work - please seek professional advice rather than attempting it yourself. 

3. Act on any rent increases under the old rules

If you want to increase rent using the current Section 13 process (Form 4), serve your notice before 1st May. After that, you must use the new Form 4A.

Any rent increase tied to a rent review clause must also come into force before 1st May. 

4. Send the government Information Sheet to all tenants by 31 May

The government has published an official four-page Information Sheet. 

You must send this to every named tenant by 31st May 2026. It must be the exact PDF from the GOV.UK website - a link or a modified version is not valid. You can send it digitally as a PDF attachment or as a printed copy.

Keep proof that you sent it. Failure to do so could result in a fine of up to £7,000.

If your tenancy is based purely on a verbal agreement, you must instead provide a written statement of the tenancy terms before 31st May.

5. Prepare new tenancy agreements for any lettings from 1st May

From 1st May, all new tenancies must be assured periodic tenancies with no fixed term. If you use a standard AST template, it will need updating before you use it again. 

You will also need to provide tenants with a Written Statement of Terms before they sign. This covers more than 20 prescribed items, including rent, deposit, notice periods, repair obligations and pet rights. Failure to provide it could lead to a fine of up to £40,000.

6. Check your marketing materials

Remove any references to fixed-term contracts, "no DSS", or large rent in advance requirements from your adverts and property listings. These will no longer be lawful from 1st May. 



What About Student Landlords?

There are specific rules if you let to full-time students in a house in multiple occupation (HMO).

A new Ground 4A has been introduced to protect the yearly cycle of student housing. This allows you to recover possession at the end of the academic year.

To use Ground 4A this summer, you must serve a written statement on your tenants by 31st May 2026 confirming the tenancy falls under this ground. During the transition period, only two months' notice is needed rather than the usual four months. 

What Are the Penalties for Non-Compliance?

The stakes are high. Here's a summary of the fines you could face if you don't comply.

• Up to £7,000 for failing to send the Information Sheet by 31st May
• Up to £7,000 for not providing a Written Statement of Terms for a new tenancy
• Up to £40,000 for repeated or continuing breaches - including trying to enforce a fixed term after 1st May
• Rent Repayment Orders of up to two years' rent for certain offences

Local councils have the power to investigate and issue these penalties.



What's Coming in Later Phases?

Phase 1 starts on 1st May 2026 - but there is more to come.

Later phases of the Renters' Rights Act will introduce a Private Rented Sector Database, where all landlords and properties must be registered. Courts will not be able to grant possession orders without registration.

A Private Rented Sector Ombudsman is also planned, giving tenants a way to resolve disputes without going to court. And Awaab's Law - requiring landlords to address damp and mould within set timeframes - will extend to private rental properties in due course. 



The message is clear. Good record-keeping and full compliance are not optional extras - they are essential for any landlord who wants to keep letting property in England.

How Pinkney Grunwells Can Help

This is a lot to take in. And the consequences of getting it wrong are significant.

At Pinkney Grunwells, our civil litigation and property teams understand what these changes mean for landlords across the Yorkshire Coast. We can help you navigate the new rules clearly and confidently - whether you have one property or a larger portfolio.

We offer straight-talking legal advice with no jargon and no hidden costs.

Don't leave it to the last minute. If you have questions about the Renters' Rights Act and what it means for your situation, please get in touch with our team today.