The reforms in ‘Phase 1’ of the Renters’ Right Act will come into force in just under a month on 1 May 2026. Here are four key points for landlord’s to be aware of ahead of this date:
1. Deadline for serving Section 21 Notices
After 1 May 2026, it will no longer be possible for a landlord to use the so called “no fault” procedure under Section 21 of the Housing Act 1988 to regain possession of their property at the end of a fixed term tenancy. Instead, landlords will only be able to terminate tenancies on specific grounds under Section 8 of the Housing Act 1988 and may be required to give their tenants longer notice periods.
However, a landlord can still serve a Section 21 Notice prior to 1 May 2026. If it does so, possession proceedings in reliance upon that notice must be commenced by 31 July 2026.
Therefore, landlords who require, or may soon require possession of rented property are advised to consider taking steps to terminate their existing tenancies now (note that it is not possible to serve a Section 21 Notice until the contractual term of a tenancy has expired).
2. No more fixed term tenancies
From 1 May 2026, all new and existing tenancies will become periodic tenancies. This means that, rather than ending on a specified date, the tenancy will be ongoing until it is terminated by the tenant on 2 months’ notice, or by the landlord under Section 8 of the Housing Act 1988.
Landlords will be under a specific duty not to purport to grant a fixed term tenancy. A landlord who breaches this duty could be fined up to £7,000.
3. Providing information to new and existing tenants
Between 1 May 2026 and 31 May 2026, landlords must give all their existing tenants information about the changes made by the RRA 2025. The government has now published a standard form Information Sheet which is available online: The Renters’ Rights Act Information Sheet 2026.
Tenants must be given a hard copy or (if sent by email or text message) a PDF copy of the Information Sheet. It is not sufficient to send tenants a link to it.
Where properties are managed by letting agents, then the agent must provide the Information Sheet to the tenant, even if the landlord has also provided it.
Prospective tenants must also be given a written statement of terms and other information before a tenancy is entered into (either within the tenancy agreement or given to the tenant separately). The government has now published a list of information which must be given to prospective tenants which is available online: Written information that must be given to tenants.
Landlords or agents who fail to comply with these requirements could be fined up to £7,000.
4. No more contractual rent increases
From 1 May 2026, any rent increase clause in a tenancy agreement will be void. To increase the rent, landlord’s will need to serve a prescribed form notice giving at least two months’ notice of the proposed rent increase (known as a ‘Section 13 Notice’).
Landlords cannot increase the rent within the first 52 weeks of a tenancy or within 52 weeks of the last rent increase and Tenants are able to challenge excessive rent increases in the First-tier Tribunal.