Renters Rights is Here

With the upcoming changes introduced by the Renters’ Rights Act, it’s essential to be fully prepared. Below is a clear timeline of the critical dates, along with practical steps you should take now to ensure compliance and protect your position.

Key Dates to Remember!

30th April 2026

This is a crucial deadline for landlords:

Last date to serve a Section 21 notice
Final opportunity to enter into a new Assured Shorthold Tenancy (AST)
Existing tenancies will still benefit from transitional provisions after this date

1st May 2026 – The New Regime Begins

All existing ASTs will automatically convert into assured periodic tenancies
Section 21 (“no-fault eviction”) is abolished
New regulations take immediate effect, including:
- Rent increase rules
- Tenant rights regarding pets
- Anti-discrimination measures
- Ban on rental bidding practices

31st May 2026 – Compliance Deadline

By this date, you must ensure that all required documentation has been provided to your existing tenants:

Government Information Sheet (for written tenancies)
- Can be served now and at any time up until 31st May 2026
Written Statement of Terms (for oral tenancies)
Ground 4A Written Statement (for student HMOs where possession may be required in the future)
- If you may want to recover possession this Summer, you must serve this by 31st May 2026
- You will then need to serve a Section 8 notice relying on Ground 4A
- Under transitional rules, only 2 months’ notice is required (instead of 4 months) for notices served between 1st May and 31st July 2026

How to Prepare for these Key Dates.

Getting ahead of the changes now will save time, reduce risk, and ensure you remain compliant under the new rules.

🔍 Review Your Tenancy Agreements

Start by asking two key questions:

Are all your tenancies in writing?
This determines what documentation you must serve by 31st May 2026:
- Written tenancies → provide the Government Information Sheet
- Oral tenancies → issue a Written Statement of Terms
Do your agreements include a rent review clause?
This is critical because:
- All rent review clauses become void from 1st May 2026
- Any rent increase agreed under a rent review clause before 1st May, but taking effect after 1st May, will not be valid

💷 Planning Rent Increases

If you intend to increase rent:

Ensure any increases under existing clauses take effect before 1st May 2026
After this date, rent increases can only be carried out using the new Section 13 process (Form 4A)

🐾👨‍👩‍👧 Reviewing Restrictions on Pets and Children

Check your tenancy clauses carefully:

Blanket bans on pets or families with children are no longer automatically enforceable
You must have a reasonable and justifiable basis for any such restriction
Attempting to enforce bans without good reason may breach the rules on rental discrimination

🔄 What Changes for Tenancies from 1st May 2026

From 1st May, the way tenancies operate fundamentally changes:

All ASTs automatically become Assured Periodic Tenancies (APTs)
Fixed terms end, and all tenancies become rolling periodic agreements
Converted tenancies are treated as continuing tenancies (not new ones)
Section 21 is abolished – landlords must rely on valid Section 8 grounds to seek possession
Rent can only be increased using the Section 13 process (Form 4A)
Rent review clauses are no longer valid
Tenants can give 2 months’ notice at any time
Landlords must not discriminate against applicants because they:
- Receive benefits
- Have children
Proposed rent must be clearly stated in property listings
- Rental bidding is prohibited
Tenants have a right to request a pet
- Landlords may only refuse with reasonable grounds
Rent in advance is capped at 1 month for new tenancies
- It cannot be requested or taken before the tenancy is entered into
The “How to Rent” booklet is no longer required
No requirement to reissue existing tenancy agreements

🆕 New Tenancies from 31st May 2026

For any new tenancies created after this date, ensure the following:

Use an Assured Periodic Tenancy (APT) agreement
Do not include a fixed term
Include a Written Statement of Terms within the agreement
Clearly state the proposed rent in property listings
Do not ask for or accept offers above the advertised rent (no rental bidding)
Do not request or accept rent in advance before the tenancy is entered into
Do not discriminate against applicants on benefits or with children
No requirement to provide the “How to Rent” booklet
Be prepared to respond to pet requests within 28 days

⚠️ Why This Matters

Failure to comply with these changes could limit your ability to regain possession of your property and may expose you to legal risks. Acting early ensures a smoother transition and protects your investment.

✅ Take Action Now

Audit all tenancy agreements
Identify which tenancies are written vs oral
Review and plan any rent increases carefully
Reassess restrictive clauses to ensure they are justified and compliant