The Renters Rights Act 2025 comes into force on 1 May 2026. There are specific actions landlords must take before that date, on the day, and in the weeks that follow. Failure to comply risks civil penalties of up to £7,000 and in some cases criminal liability.
Before 1 May 2026
If you want to use Section 21: Section 21 notices can only be served until 4:30pm on 30 April 2026. If you intend to recover possession and want to use the no-fault route, serve a valid Section 21 notice before that deadline. Ensure all pre-conditions are met: valid gas safety certificate, current EPC, How to Rent guide served. Once served, you must issue court proceedings by 31 July 2026 or the notice lapses.
Review all existing tenancy agreements: All ASTs automatically convert to assured periodic tenancies on 1 May 2026. You do not need to sign new agreements, but review existing ones to identify clauses that are no longer valid under the new rules -- for example, fixed-term end clauses, rent review provisions that do not comply with the Section 13 procedure, and no-pets clauses.
Update your management processes: The move to Section 8 only means you need a clear process for documenting rent arrears, property condition, and tenant correspondence. Start keeping meticulous records now if you are not already doing so.
Familiarise yourself with the new Section 8 grounds and notice periods: Ground 8 now requires 3 months arrears and a 4-week notice period. Grounds 1 and 1A require 4 months notice. Make sure anyone managing your properties on your behalf knows the new rules.
On and After 1 May 2026
No new fixed-term tenancies: From 1 May 2026, you cannot grant a new fixed-term assured shorthold tenancy. All new tenancies must be periodic from the outset. Remove fixed-term provisions from your standard tenancy agreements.
Rent increases via Section 13 only: You can only raise rent once per 12 months and only using the formal Section 13 procedure with the prescribed Form 4A. Any informal rent increase is void. Update your rent review process.
Pet requests must be handled within 28 days: From 1 May 2026, you must respond to a written request to keep a pet within 28 days. A refusal must be based on reasonable grounds. Update your response process and ensure letting agents are aware.
No rental discrimination: From 1 May 2026, it is unlawful to refuse tenants on the basis of receipt of benefits or having children. Review your tenant selection criteria and any standard advertising language.
No rental bidding: You must advertise properties at a specific asking rent and cannot invite or accept offers above that figure.
Rent in advance capped at one month: For new tenancies, you cannot require more than one month rent in advance. Review your standard terms.
By 31 May 2026
Provide the government information sheet to all existing tenants: Landlords with existing tenancies must provide tenants with the government-produced information sheet explaining the changes made by the Act. The deadline is 31 May 2026. Failure to do so risks a civil penalty of up to £7,000. The information sheet is available from GOV.UK.
From September 2026
Register on the Private Rented Sector Database: All private landlords in England must register themselves and each property on the new PRS Database. Registration is mandatory before serving a Section 8 notice after that date. A Section 8 notice served by an unregistered landlord may be invalidated. Register as early as possible when the database opens.