Key Points About the Transition from 1st May 2026
• Abolition of Section 21: "No-fault" evictions are banned, meaning landlords must use valid, specific grounds for possession under Section 8.
• End of Fixed-Term Contracts: All tenancies will become periodic (rolling on a month-to-month basis), allowing tenants to leave at any time with two months' notice
• Rent Increase Limits: Rent can only be increased once a year, and landlords cannot raise it above the market rate.
• Rental Bidding Ban: Landlords and agents are prohibited from accepting offers above the advertised rent.
• Protections for Tenants: It will be illegal to discriminate against tenants with children or those receiving benefits.
• Pets Allowed: Tenants have the right to request a pet, which landlords cannot unreasonably refuse.
• New Standards: A Private Rented Sector (PRS) database will be established, expected to be rolled out from late 2026. A new National Landlord Ombudsman will be launched in due course.
1. What Automatically Happens to Existing Tenancies?
• On 1st May 2026, almost every existing Assured Shorthold Tenancy (AST) automatically becomes an Assured Periodic Tenancy (APT).
• You do not need to terminate current ASTs or issue brand-new tenancy agreements on that date — the conversion happens by law.
• Any fixed term effectively ends, and the tenancy continues on a periodic basis (e.g. rolling monthly).
Exception: If you served a valid Section 21 notice before 1st May 2026, that tenancy may continue under the old rules until the notice process completes.
2. You Must Provide the Government “Information Sheet” by 31st May 2026
• For every existing tenancy, you must give tenants the official Renters’ Rights Act Information Sheet, as produced by the government, by 31st May 2026.
• This is a legal requirement, and failure to comply can result in financial penalties.
• You do not need to rewrite tenancy agreements if they are already in writing — providing the information sheet is sufficient.
• If the tenancy is not written (oral), you must provide a written statement of terms by that deadline.
3. Review Your Current Documentation
Before 1st May 2026:
• Check whether each tenancy is written or oral.
• Review rent arrangements (e.g. rent in advance).
• Identify any clauses that may conflict with the new legal framework.
Most existing contractual terms can remain, but the legal structure governing them changes.
4. Adjust Your Practices Going Forward
After the new law takes effect:
• All new tenancies must be periodic — fixed-term ASTs will no longer be allowed.
• Rent increases are limited to once per year and must follow the correct legal notice procedure.
• Section 21 “no-fault” evictions are abolished — possession must rely on specific legal grounds.
• Limits apply to rent in advance for new tenancies.
These rules apply automatically; you do not need to reissue agreements for existing tenants unless specific changes are required.
Practical Steps to Stay Compliant
1. Obtain the official Renters’ Rights Act Information Sheet 2026.
2. Send it to all existing tenants before 31st May 2026 and keep proof of service.
3. Provide written terms for any oral tenancies.
4. Keep records of all communications and documents issued.
5. Ensure letting agents (if used) understand the new rules.
6. Update your processes for new tenancies to comply with the new framework.
Legal Compliance Note
Only breaches occurring after 1st May 2026 fall under the new enforcement regime. However, you must continue to comply with both existing obligations and the new requirements introduced by the Act.
