The Renters’ Rights Act Is Now Live

What Landlords Must Do From 1 May 2026

As of today, 1 May 2026, the Renters’ Rights Act is law.

This is not guidance, not consultation, and not a future change. The rules governing residential tenancies in England have now fundamentally changed.

For landlords, this marks the end of the old system and the start of a new legal framework that applies immediately to most assured tenancies including existing ones.

This article sets out, clearly and practically, what changes from today, what landlords must now do, and what you can no longer rely on.

Start From This Assumption

Assume all old tenancy documents are now out of date unless they have been specifically updated for the Renters’ Rights Act.

This includes:

• AST agreements

• Fixed‑term clauses

• Rent review clauses

• Notices and forms

• Long‑used templates carried forward year after year

  
  

Trying to “adapt” old documents is now one of the biggest risks landlords face.

What Has Ended Today – Immediately

From today, 1 May 2026, the following are no longer lawful or usable.

❌ Section 21 Has Ended

• Section 21 notices can no longer be issued

• Any Section 21 served on or after today is invalid

• “No‑fault” eviction as a concept no longer exists

  
  

Possession can now only be sought using the new or strengthened Section 8 grounds, with the correct notice and evidence.

❌ Assured Shorthold Tenancies (ASTs)

• ASTs can no longer be issued

• They are no longer the correct tenancy structure in law

  
  

All assured tenancies are now periodic, by default.

❌ Fixed Terms

• Fixed‑term tenancies are abolished

• All existing fixed terms automatically become periodic

• Any clause attempting to lock tenants in is now void

  
  

This applies even if the agreement was signed years ago.

❌ Old Section 13 (Form 4) Rent Increase Notices

• The old Form 4 must no longer be used

• Using outdated rent increase forms risks the increase being rejected

All rent increases must now follow the new Section 13 procedure, with:

• A maximum of one increase per year

• At least two months’ notice

• Rent reflecting the market rate

• A right for tenants to challenge at Tribunal

  
  

Tenants Can Now Give Two Months’ Notice — Even If Previously “Locked In”

One of the most important practical changes landlords must understand is this:

From today, tenants can give a minimum of two months’ notice to leave, even if they were previously in a fixed‑term AST.

Key points:

• This right applies immediately

• It applies to existing tenancies

• Notice must end on a rent due date

• Any contractual clause saying otherwise is unenforceable

  
  

Landlords must now plan for greater tenant flexibility and potentially higher turnover.

The Most Important Task This Month: Serve the Renters’ Rights Act Information Sheet

⚠️ Deadline: Before the End of May 2026

Landlords must serve the Renters’ Rights Act Information Sheet on all tenants.

This requirement:

• Applies to existing tenancies

• Must cover everyone named on the tenancy

• Must be completed by the end of May

  
  

This is a statutory requirement. Failure to serve it can seriously undermine your position if enforcement or possession action is later required.

✅ Proof Matters

We strongly recommend:

• Sending by email where possible

• Asking tenants to confirm receipt

• Retaining email trails or acknowledgements

• Keeping proof of posting if served by post

If you cannot prove it was served, you should assume it wasn’t.

The_Renters__Rights_Act_Information_Sheet_2026.pdf

Download PDF • 289KB

Rent, Payments, and Advertising – Key Changes From Today

From today:

• Rent can only be increased once per year

• Rental bidding and rent auctions are banned

• Adverts must clearly show the asking rent

• You cannot require more than one month’s rent in advance

• Any earlier payment arrangements written into older agreements are unenforceable

Tenants may still voluntarily offer rent in advance, but landlords must be able to show it was not required.

Deposit Protection Now Affects All Possession Claims

Under the new Act:

• No possession order can be granted (with very limited exceptions) unless the deposit has been properly protected

• This applies to Section 8 claims, not just Section 21 (which no longer exists)

Protecting the deposit is now fundamental to any enforcement action.

New Enforcement Powers and Higher Penalties

Local authorities now have:

• Greater investigatory powers

• Rights of entry

• The ability to compel documents from landlords and third parties

  
  

Civil penalties now include:

• Up to £7,000 for first or minor breaches

• Up to £40,000 for serious or persistent non‑compliance

• Rent Repayment Orders of up to 24 months’ rent

  
  

Compliance is no longer optional or informal.

New Tenancy Structure: Assured Periodic Tenancies (APTs)

All assured tenancies now operate as Assured Periodic Tenancies (APTs).

This affects:

• How tenancies begin

• How notice works

• How rent is structured

• How possession is sought

  
  

Using tenancy agreements written specifically for this framework is essential.

New: ‘Setting Up a Tenancy’ Area in the Landlords’ Toolkit

To reflect the new law, ELA has launched a new “Setting Up a Tenancy” section in the Landlords’ Toolkit.

This contains fully updated, Renters’ Rights Act–compliant agreements, including:

📝 Assured Periodic Tenancies

• Standard APT

• APT with bills included

  
  

🎓 Student Lettings

• Whole‑house student lets

• Individual room student agreements

  
  

🏠 HMOs

• Whole‑house HMO agreements

• Individual room‑only HMO lets

  
  

These have been written specifically to remove:

• Fixed‑term wording

• Legacy AST clauses

• Unenforceable notice provisions

  
  

And to reflect how the law now operates in reality.

Final Checklist for Landlords – What To Do Now

✅ Assume all old documents are out of date

✅ Stop using Section 21 entirely

✅ Stop issuing AST agreements

✅ Remove all fixed‑term assumptions

✅ Accept tenants can give two months’ notice from today

✅ Stop using the old Section 13 Form 4

✅ Serve the Renters’ Rights Act Information Sheet

✅ Ensure all named tenants receive it

✅ Keep proof of service

✅ Use updated tenancy agreements going forward

In Summary

The Renters’ Rights Act is now live.

Landlords who continue operating as if “nothing has really changed” will be exposed to invalid notices, failed possession claims, and financial penalties.

Landlords who take the time now to update documents, processes, and expectations will be far better protected as the new system beds in.

As always, ELA members can access guidance, compliant documentation, and direct support through the Landlords’ Toolkit and help desk.