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The Renters' Rights Act 2025 is the most significant overhaul of private rented sector legislation in more than 30 years. The majority of its provisions come into force on 1 May 2026, and every landlord and property management company in England needs to be ready. Non-compliance isn't just risky — it can result in unlimited fines, rent repayment orders of up to two years' rent, and serious reputational damage.

Here is what you need to know and what you need to do — now.

1. Section 21 Is Gone — Understand Section 8

From 1 May 2026, no-fault Section 21 eviction notices are abolished. As a landlord or property manager, you will no longer be able to ask a tenant to leave without providing a specific legal reason. All evictions must now be pursued through Section 8, using legally defined 'grounds for possession'.

Valid grounds include rent arrears, anti-social behaviour, damage to the property, or a genuine need to sell or move into the property. Crucially, tenants cannot be evicted within the first 12 months of a new tenancy, and most possession grounds require a four-month notice period. If you have existing Section 21 notices served before 1 May 2026, these may still be used, but only if possession proceedings are already underway. Seek legal advice if you are unsure.

2. All Tenancies Become Rolling — Fixed Terms Are Over

Fixed-term assured shorthold tenancies (ASTs) are replaced by rolling periodic tenancies from 1 May 2026. This applies automatically to almost all existing tenancies — you do not need to issue new agreements. Tenants can end their tenancy at any point by giving two months' notice. As a landlord or property manager, you should review your current tenancy agreements and update your standard templates to reflect the new periodic structure for any tenancies created on or after 1 May 2026.

3. Send the Government Information Sheet by 31 May 2026

This is a hard legal deadline. Every landlord must provide the official government-produced Renters' Rights Act Information Sheet 2026 to all named tenants by 31 May 2026. The sheet was published on 20 March 2026 and can be downloaded from GOV.UK. It must be sent without alteration, either digitally as a PDF or as a printed copy.

If your tenancy is based entirely on a verbal agreement, you cannot use the information sheet. Instead, you must provide a written record of the key terms of the tenancy by 31 May 2026. Failure to comply could expose you to prosecution.

4. Rent Increases Are Now Restricted

You can only increase rent once per year, and you must do so using a formal Section 13 notice with at least two months' written notice to the tenant. Rent increases must reflect market rates — you cannot use them as a way to pressure a tenant into leaving. Tenants now have the right to challenge any rent increase at the Property Tribunal, free of charge. As a landlord or property management company, make sure your rent review processes are fully compliant and properly documented.

5. No More Rental Bidding — Advertise a Fixed Price

From 1 May 2026, it is unlawful to encourage or accept rent offers above your advertised asking price. All property listings must display a fixed rent figure. Rental bidding wars — which have priced many private renters out of properties in competitive markets — are now banned. Review your listing practices and ensure your letting agents or property management team are aware of this rule.

6. You Cannot Discriminate Against Families or Benefit Claimants

Blanket bans on renting to families with children or tenants in receipt of benefits are now unlawful. As a landlord or property manager, you must assess every applicant on their individual merits. Advertising a property as 'no DSS' or 'no children' is prohibited and could result in enforcement action from your local council.

7. Tenants Now Have a Right to Request a Pet

Tenants can formally request permission to keep a pet in the property, and as a landlord you cannot unreasonably refuse. You may require the tenant to take out pet damage insurance, but a blanket no-pets policy is no longer permitted. If you receive a pet request, respond promptly and in writing, and document your reasoning if you do decline.

8. Expect More Scrutiny — Satisfaction Measures Matter

Later phases of the Renters' Rights Act will introduce a Private Rented Sector Ombudsman and a national landlord and property database, requiring all landlords to register their properties. Awaab's Law — already in force in social housing — will also be extended to the private rented sector, setting strict timelines for addressing damp and mould. A Decent Homes Standard will follow.

The era of low accountability in the private rented sector is ending. Tenants are increasingly empowered to rate and review their landlord or property manager, and satisfaction measures are becoming part of how the sector is assessed and regulated. Getting compliant now — and treating your tenants fairly — is not just the right thing to do. It is essential to protect your reputation and your business.

What to Do Right Now

Download and send the Renters' Rights Act Information Sheet to all tenants before 31 May 2026. Update your tenancy agreement templates to reflect rolling periodic tenancies. Review your eviction procedures and ensure your team understands Section 8 grounds. Fix a clear asking rent on all property listings. Remove any discriminatory letting criteria. If you manage multiple properties or operate as a property management company, consider seeking legal advice to audit your current practices and ensure full compliance across your portfolio.

The changes are real, the deadlines are firm, and the consequences of getting it wrong are serious. But for landlords who treat their tenants fairly, operate transparently, and maintain their properties well, May 2026 is simply the formalisation of what good renting should always have looked like.

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