A landlords' guide to the Renters' Rights Act

This year, the Renters’ Rights Act is bringing significant change to the private rental sector. The key date is 1 May 2026, when many of the reforms will be taking place. In this landlords’ guide to the Renters’ Rights Act, our experts break down the new rules, highlight what’s changing, and explain how you can prepare with confidence.

Please note, there is no requirement for landlords to provide new tenancy agreements to existing tenants on 1 May 2026, but new tenancy agreements entered into should reflect the new rules and changes to provide the best protection.

What is changing on 1 May 2026?

All existing assured shorthold tenancies (‘ASTs’) will automatically convert into assured periodic tenancies (‘APTs’), and there will be no more fixed terms. Importantly so called “no-fault” evictions are being banned so that landlords will no longer be entitled to serve a Section 21 notice to terminate. Instead landlords will need to rely upon new or updated grounds under Section 8 if they want to recover possession. Tenants will be able to give two months’ notice to leave the property.

Some other big changes include new notice periods, a higher rent‑arrears threshold for mandatory evictions, limits on rent in advance, and a requirement for landlords to provide written tenancy information.

Can I still use a Section 21 notice after 1 May?

You can only rely on a Section 21 notice that was served prior to 1 May 2026. After then, Section 21 notices cannot be served. However, landlords must request that the Court issues a claim for possession by the earlier of either (a) the date that is 6 months after the date the notice was served or (b) 31 July 2026. In this situation, the notice remains valid until the claim concludes.

What happens to Section 8 notices served before 1 May?

The transitional rules are similar to Section 21 notices. In order to rely on Section 8 notices served prior to 1 May, the landlord must request that the Court issues a claim for possession by the earlier of either (a) 12 months from the date of service of the notice or (b) 31 July 2026. The notice shall remain valid until the claim concludes.

What are some of the key new or updated Section 8 grounds?

Ground 1A – Landlord intends to sell (new):

This is a new mandatory ground that requires evidence of intention to sell. It requires the landlord (or an agent on their behalf) to give four months’ notice to the tenant, and the tenancy must have been running for at least a year by the time the notice expires. The landlord cannot re‑let the property for 12 months, from the later of either the date the notice expired or the date on which a claim form or particulars of claim are filed with the court to bring proceedings for possession.

Ground 1 – Landlord or family member moving in (updated):

This ground can be used when the landlord or their close family member (to include their spouse or civil partner, parent, grandparent, sibling, child or grandchild) intends to move into the property.

This ground has been updated to include select family members and to introduce some further rules. It is another mandatory ground, which requires four months’ notice. This ground carries the same one‑year minimum tenancy period and the 12 month re‑letting restriction as ground 1A above.

Ground 8 – Serious rent arrears (updated):

The threshold for serious rent arrears has increased to three months’ arrears, being both at the time the notice is served and at the day of the hearing. The notice period has also been increased to four weeks.

Are there new rules around discrimination?

There are new rules around discrimination; landlords must avoid discriminatory practices relating to pets, children, and/or benefit status. For example, landlords cannot unreasonably refuse or discriminate against tenants with pets or children, or who are in receipt of benefits. Civil penalties of up to £7,000 may apply. We anticipate that the government will publish further examples, and case law will develop over time.

What is the difference between the ‘information sheet’ and the ‘written statement of terms’?

The information sheet applies to existing written tenancies, entered into prior to 1 May 2026. It explains the new legislation and must be given to all existing tenants by 31 May 2026. This is a standard document which can be obtained from the Government website.

The written statement of terms applies to new assured periodic tenancies created from 1 May 2026, and existing oral tenancies. It must be provided before the tenancy begins and includes details about the tenancy, rent, safety information, and tenant rights. Failure to provide it can limit a landlord’s ability to rely on certain possession grounds. This is not a standard document, but there is guidance released on what information should be included.

What about student HMOs and Ground 4A?

Landlords must give student tenants the student written statement confirming that they satisfied the student test at the start and that the landlord intends to let to qualifying students again next time. The statement can be included in the tenancy agreement provided its given to the tenant and signed before the start date.

For existing student HMOs, this written statement must be provided by 31 May 2026. A Ground 4A notice will not be valid unless this statement was properly served.

Do compliance documents still matter for eviction notices?

Currently, the only compliance requirement that affects the validity of a Section 8 notice under the new legislation is deposit protection. However, landlords should still ensure they have up‑to‑date gas safety certificates, EPCs and other compliance documents (in line with current regulations), as these may become more relevant through future case law. Landlord are required to comply with these requirements in any event, to ensure the safety of the property.

How will rent increases work under the new rules?

From 1 May 2026, rent can only be increased using the Section 13 process, and only once in every 12 months. Any rent review clauses in tenancy agreements will become unenforceable. Landlords must use the new Form 4A, and tenants must receive at least two months’ notice.

Mindful that tenants will be able to challenge rent increases more accessibly under the new legislation, we suggest that landlords (or agents on their behalf) speak with tenants prior to serving notice of the increase to try to mitigate any future challenge.

If you have any questions on the new rules covered in this landlords’ guide to the Renters’ Rights Act, our experienced team is here to help. Please get in touch.

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