Renters' Rights Act: Your Landlord Checklist Before 1 May 2026
In a rush? Section 21 ends on 1 May 2026. All tenancies become periodic. Rent bidding is banned. Penalties run up to £40,000. Below is an 8-step checklist to get compliant — plus every deadline you need in your calendar.
Jump to: Key dates · 8-step checklist · Penalties · What's coming next · FAQs
On 1 May 2026, the Renters' Rights Act comes into force. Section 21 "no-fault" evictions end permanently, every tenancy in England becomes periodic, and a raft of new rules kick in — all at once.
Whether you own one flat or fifty, these changes affect you.
We wrote a full guide when the Act received Royal Assent. This article is different — it's focused on what you need to do, and by when, now that the implementation dates are confirmed.
The dates that matter
Bookmark these:
| Date | What happens |
|---|---|
| 27 Dec 2025 | Council enforcement powers expanded (already in effect) |
| 1 May 2026 | Section 21 abolished · All tenancies become periodic · Rent bidding banned · Anti-discrimination and pet rules begin |
| 31 May 2026 | Deadline to give all existing tenants the new Information Sheet + written tenancy terms |
| 31 Jul 2026 | Last date to apply to court on any Section 21 notice served before the deadline |
| Late 2026+ | PRS Database regional rollout; Ombudsman membership expected by 2028 |
| Mid-2030s | Decent Homes Standard fully applies to private rented sector |
The three dates that need your attention right now are 1 May, 31 May, and 31 July.
Your 8-step compliance checklist
1. Decide what to do about Section 21 — now
If you have a tenant you need to serve notice on, the window is closing.
- Section 21 notices must be served before 1 May 2026
- You must then apply to court by the earlier of six months from the notice date or 31 July 2026
- After 1 May, Section 21 is gone for good
On the fence? Get legal advice quickly — once the deadline passes, Section 8 is your only route.
2. Learn the reformed Section 8 grounds
Section 8 becomes the sole route to regaining possession. The grounds have been expanded:
| Ground | Notice period | Notes |
|---|---|---|
| Rent arrears (Grounds 8, 10, 11) | Varies | Thresholds and notice periods updated |
| Selling the property (new) | 4 months | Must genuinely intend to sell |
| Landlord / family moving in (new) | 4 months | Can't use within the first 12 months of a tenancy |
| Anti-social behaviour (Ground 14) | Varies | Strengthened for serious cases |
| Breach of tenancy terms (Ground 12) | Varies | Remains available |
The days of a simple two-month Section 21 letter are over. From May, you'll need proper documentation to back up every possession claim.
3. Audit your compliance paperwork
Make sure you have current, correctly-served copies of all of these:
- ✅ EPC — valid and provided before the tenant moved in
- ✅ Gas Safety Certificate — annual, issued before the tenancy started
- ✅ EICR — within the last five years
- ✅ How to Rent guide — latest government version, served at tenancy start
- ✅ Deposit protection certificate + prescribed information — served within 30 days
Missing even one has always been a risk. Under the new enforcement regime — with councils backed by £18.2 million in funding — it's a risk you can't afford.
4. Issue the new Information Sheet to existing tenants
Deadline: 31 May 2026.
You must provide every existing tenant with:
- A government-issued Information Sheet
- A written statement of their tenancy terms
This applies even if they already have a full tenancy agreement. Keep proof of delivery.
5. Update your tenancy agreements
All tenancies are now periodic from day one. Your templates need to reflect that:
- Remove fixed-term clauses for new lettings
- Review break clauses — largely irrelevant in a periodic structure
- Add or update your pet clause — blanket bans are no longer allowed, but you can require reasonable conditions (pet insurance, professional cleaning)
- Include your rent review mechanism — rent can only increase once every 12 months
If you use a letting agent, ask them to confirm their templates have been updated. Don't assume.
6. Set up a proper rent review process
The new rent increase rules are strict:
- Once per year only, via the Section 13 notice procedure
- Must reflect open market rate — you can't use increases to recover costs
- Tenants can challenge at the First-tier Tribunal, which sets what it considers fair
- Rent bidding is banned — you cannot invite or accept offers above your advertised rent
In practice: set a calendar reminder for each tenancy's 12-month window, serve the correct form, and keep comparable evidence in case of a challenge.
7. Review your advertising and tenant selection
Two changes to how you find tenants:
- No blanket refusals based on benefits status or children. "No DSS" is now explicitly unlawful. You can still apply affordability criteria — but consistently for all applicants
- No rent bidding. Advertise a fixed asking rent. You cannot accept offers above it
Review your listing templates and brief your letting agent.
8. Start building your evidence habit
No deadline for this one — but it's arguably the most important step of all.
Under the new regime, everything is evidence-led. If you ever need to use a Section 8 ground, your case lives or dies by your records:
- Repairs — log every report, work order, and completion photo
- Communications — keep written records (email or messaging, not just phone calls)
- Inspections — photograph condition at check-in, mid-tenancy, and check-out
- Safety certificates — file systematically with renewal reminders
- Rent records — clear payment records with dates and amounts
What happens if you don't comply
The enforcement landscape has real teeth now:
| Risk | Consequence |
|---|---|
| First offence | Civil penalty up to £7,000 |
| Repeat / serious breach | Civil penalty up to £40,000 |
| Certain offences | Tenants can apply for Rent Repayment Orders (up to 12 months' rent) |
| Invalid Section 8 notice | Possession claim thrown out — back to square one, months later |
Councils are actively hiring enforcement officers with their £18.2 million budget. Tenant awareness is growing fast.
The bigger picture: what's coming next
May is just Phase 1. Here's what follows:
Phase 2 — late 2026 to 2028:
- PRS Database — a national landlord and property register, rolling out regionally
- Landlord Ombudsman — mandatory membership; tenants raise complaints through it instead of court
Phase 3 — from mid-2030s:
- Decent Homes Standard applied to the private rented sector for the first time
- Further EPC requirements (subject to ongoing consultation)
The direction is clear: more oversight, more accountability, more admin. How manageable that is depends on how you structure your letting arrangements.
One option worth considering
We run a guaranteed rent service, so we'll keep this brief and honest.
Under a guaranteed rent arrangement, we become your tenant on a commercial lease:
- Compliance shifts to us — safety certificates, the Information Sheet, PRS Database, Ombudsman membership
- Section 8 becomes irrelevant to you — your relationship is with us, not the occupant
- Income is fixed — no voids, no arrears, no tribunal challenges. One payment, same date, every month
The trade-off: the monthly figure is typically below peak market rent, because we absorb the risk and management cost. But for landlords who value predictability over peak yield, it's worth running the numbers.
→ See what your property would earn → Try our rent calculator
For more context, see our definitive guide to the Act and our 2026 strategy piece.
Frequently asked questions
Can I still serve a Section 21 notice?
Only before 1 May 2026. You must then apply to court by the earlier of six months from the notice date or 31 July 2026. After that, Section 21 is permanently gone.
What are the new Section 8 grounds?
The key additions are mandatory grounds for selling the property and landlord/family moving in — both requiring four months' notice. Existing grounds for arrears, anti-social behaviour, and breach of terms remain with updated notice periods.
How often can I increase rent?
Once per year, via the Section 13 procedure. It must reflect market rates, and tenants can challenge it at the First-tier Tribunal.
Do I have to allow pets?
You must reasonably consider pet requests — blanket bans aren't allowed. But you can set reasonable conditions like pet insurance or professional cleaning.
What is the PRS Database?
A national register of landlords and rental properties, expected to roll out regionally from late 2026. You'll eventually need to register every property you let.
I use a letting agent — am I off the hook?
No. The legal obligations sit with you as the landlord. Your agent can help you comply, but if something's missed, it's your name on the penalty notice.