The Renters’ Rights Act 2025: five things to do before 1 May 2026
With Phase 1 of the Renters’ Rights Act 2025 taking effect on 1 May 2026, the private rented sector is about to undergo significant changes. Section 21 will be abolished, assured shorthold tenancies will disappear, and landlords will face a more regulated, evidence‑driven system for managing possession, rent, and compliance.
With less than a month to go, preparation is critical. Below are five key areas requiring attention before 1 May 2026.
1. Urgently review any planned possession action
From 1 May, landlords will no longer be able to rely on section 21 “no‑fault” evictions. Possession will only be available where a landlord can establish a specific statutory ground, supported by evidence and compliant procedure.
If possession may be required for reasons such as sale, redevelopment, or ongoing portfolio management, advice should be taken now as to whether action can or should be commenced before the 1 May.
Where a valid section 21 notice is served before 1 May, landlords will have a limited window to issue possession proceedings if the tenant does not vacate. Once that window closes, section 21 will no longer be available.
Action point: identify any tenancies where possession may be required in the next 6–12 months and assess options immediately.
2. Audit rent review provisions and planned rent increases
From 1 May 2026, contractual rent review clauses in residential tenancy agreements will no longer have effect.
Rent increases will only be permitted via section 13 of the Housing Act 1988, which:
- limits rent increases to once every 12 months; and
- requires at least two months’ notice, served using the prescribed Form 4A.
Any clause allowing automatic or more frequent increases will be overridden, and tenants will have an enhanced right to challenge increases in the First‑tier Tribunal.
Action point: review portfolios now and consider whether any lawful rent increase should be actioned.
3. Prepare for the end of fixed terms
From 1 May, assured shorthold tenancies will cease to exist and will automatically convert into assured periodic tenancies. Fixed terms will no longer provide a guaranteed end date.
A tenancy will only end if:
- the tenant gives valid notice;
- the parties agree a surrender; or
- the landlord successfully relies on a statutory possession ground.
This represents a fundamental shift in control and requires a reset of expectations around tenancy management.
Action point: review all current fixed‑term tenancies and consider whether any action is required before conversion to a periodic tenancy.
4. Review oral tenancy agreements
From 1 May, any new oral tenancy will require a full written statement of terms to be provided before the tenant enters into the agreement.
For existing oral tenancies, landlords must supply a written statement of terms by 31 May 2026.
Details of information that must be provided is set out by the government here.
Failure to comply may result in financial penalties and, in some cases, criminal liability.
Action point: if you do not already have a written tenancy agreement in place, now is the time. Identify any oral tenancies and ensure compliant written statements are served by the deadline.
5. New compliance obligations: discrimination, pets, and mandatory tenant information
From the 1 May:
- It will be unlawful to discriminate against tenants because they have children or receive benefits (although affordability checks remain permissible).
- Tenants will have a statutory right to request permission to keep a pet, which landlords may only refuse with a reasonable justification.
- Most existing tenants must be provided with the official Renters’ Rights Act Information Sheet by 31 May 2026. This must be given to every named tenant and in the prescribed government format which can be found here.
- From 1 May 2026, you must provide a written statement of terms for all new assured periodic tenancies before they are signed. Details of information that must be provided is set out by the government here.
Failure to comply may result in enforcement action and financial penalties.
Action point: review letting policies, advert wording, and internal processes now. Ensure the information sheet is provided to all existing tenants by 31 May 2026.
Looking ahead
The changes taking effect on 1 May are only the first phase of the Renters’ Rights Act. Later in 2026, further reforms will introduce:
- a Private Rented Sector Database, requiring landlords to register themselves and their properties; and
- a Private Rented Sector Landlord Ombudsman, which most private landlords will be required to join.
These measures will increase transparency and make non‑compliance easier to identify and enforce.
Preparation should not stop at Phase 1. Landlords should also be future‑proofing now by strengthening record‑keeping and clearer complaint handling systems ahead of the next stages of reform.
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