Key aspects of the Renters’ Rights Act come into force on 1 May 2026 – what should landlords be doing now.
With less than eight weeks until Phase 1 of the Renters’ Rights Act 2025 (RRA) takes effect, many landlords are understandably anxious about the upcoming changes. The important message is: do not panic and take advice. Much of the new regime is administrative and part of a wider push to professionalise the private rented sector.
However, major changes — including the abolition of ASTs, the end of Section 21, new rent increase rules, and new documentation duties — mean that preparing now will make the transition far smoother.
Below is a concise checklist of the essential steps you should be taking.
Review ASTs and fixed‑term tenancies ending before 1 May 2026
From 1 May, no new ASTs can be created and all existing ASTs will automatically convert into periodic assured tenancies linked to the rent‑payment period.
Now is the time to review your portfolio and decide whether action is needed before conversion.
Identify and address any oral tenancies
Oral tenancies will require a full written statement of terms within one month of commencement — and for existing tenancies, by 31 May 2026.
Failure to comply may result in financial penalties and even criminal liability, particularly once the PRS database becomes operational.
Act quickly if you intend to use Section 21
Section 21 is abolished on 1 May. To rely on it, a landlord must:
- Serve a valid notice before 4pm on 30 April 2026, and
- Request issue of the claim form by the transitional deadline being 31 July 2026.
Missing these deadlines means you lose the ability to use Section 21 for that tenancy forever. Landlords should not underestimate the impact of court delays in this final window and for this reason where possible, we are advising clients to issue proceedings in advance of 31 July 2026.
Plan ahead for rent increases
The RRA introduces a single statutory rent‑increase process under Section 13.
Key points:
- Rent can only be increased once a year.
- A Section 13 notice must be served to instigate the rent increase process.
- Tenants can challenge the increase at the First‑tier Tribunal.
Given expected tribunal backlogs, if you anticipate a rent review you may benefit from beginning the process before 1 May.
If the tenant applies to the Tribunal to oppose the proposed rent increase, the proposed rent increase will not be activated until determined by the First tier-Tribunal which could be months. (Subject to any Regulations being published which could change this.)
Audit your compliance documentation
Ahead of the PRS database rollout, ensure:
- deposits are protected and all information correct,
- EPCs are valid,
- prescribed information has been served,
- gas safety certificates are up to date.
Non‑compliance could mean:
- an inability to regain possession (except on limited grounds), and
- penalties up to £7,000, plus possible criminal sanctions.
A portfolio‑wide compliance review now is strongly advised.
Update letting documents for new tenancies
From 1 May, every new assured tenancy must include a Statement of Terms — meaning many existing templates will need updating.
If you need to rely on Ground 1 (landlord/family occupation) or Ground 1A (intention to sell), you must have your paperwork in order.
Misuse of these grounds will be closely monitored, with consequences including:
- a 12‑month ban on re‑letting,
- fines of up to £40,000, and
- potential rent repayment orders.
Inspect and repair properties
Disrepair will continue to be a powerful defence to possession and may significantly delay proceedings. Proactive inspections and repairs now will help minimise risks under the new regime.
Final thoughts on the Renters’ Rights Act
The Renters’ Rights Act marks a significant operational and legal shift, signalling a clear rebalancing of landlord‑tenant rights. Landlords who prepare early — by reviewing tenancies, updating documents, ensuring compliance, and anticipating procedural constraints — will be best placed to navigate the May 2026 changes.
If you need help reviewing your tenancy portfolio, updating templates, or understanding the transitional deadlines, our Property Disputes lawyers are already supporting landlords through the transition. Get in touch.
