Renters’ Rights Act: what private landlords must know before 1 May
The Renters’ Rights Act comes into force on 1 May 2026, bringing with it the most significant reform to private residential renting in England for a generation. For landlords, the transitional period between now and then is critical, which means throughout April, we’ll guide you through the key details contained in the Act, and the implications for landlords.
What’s changing?
From 1 May 2026, assured shorthold tenancies will be abolished. All tenancies governed by the Act will automatically become assured periodic tenancies, meaning they will continue on a rolling basis rather than expiring at the end of a fixed term.
Alongside this, the section 21 ‘no-fault’ eviction route will be removed entirely. Currently, section 21 allows a landlord to seek possession of a property without having to establish a specific legal ground. From 1 May 2026, that option will no longer exist.
The section 21 deadline
For landlords who are currently weighing up their options, time is running out. The final date on which a valid section 21 notice can be served is 30 April 2026. Any notice served on or after 1 May 2026 will have no legal effect.
However, serving a notice before that date is only part of the picture. If a valid section 21 notice has been served before 1 May 2026, it can still be relied upon, but court proceedings must be issued no later than 31 July 2026. After that date, no possession claim based on a section 21 notice can be brought, regardless of when the notice was originally served.
In practical terms, this means landlords have a narrow timeframe in which to use the section 21 route, as a valid notice must be served before 1 May and court proceedings issued before 31 July.
What happens to existing tenancies?
From 1 May 2026, all existing tenancies will automatically convert to assured periodic tenancies under the new framework. There is no requirement to issue a new tenancy agreement, as existing written agreements can remain in place, albeit operating under the new rules.
Landlords are required to provide tenants with a prescribed information document explaining how the new system works. This document must be either a printed hard copy or sent as a PDF (sending a link is not valid). For tenancies created before 1 May 2026, the document must be given to tenants by 31 May 2026. For new tenancies, prospective tenants should receive it before the tenancy agreement is signed. Failure to provide this information to tenants may result in a fine of up to £7,000.
Our Dispute Resolution team is on hand to provide assistance
With the transition to the new regime now just weeks away, we would encourage landlords to get in touch for tailored advice on how the Renters’ Rights Act could affect you and your properties. Our Dispute Resolution team is experienced in advising landlords through complex possession matters, so to discuss any concerns, email disputeresolution@attwaters.co.uk or call 0203 871 0110.
