Renters' Rights Act: information for landlords and letting agents

Changes and new responsibilities from the 1 May 2026.

The Renters’ Rights Act 2025 brings major changes to private renting in England.

The changes will be introduced in 3 phases:

  • phase 1: from 1 May 2026
  • phase 2: from late 2026
  • phase 3: date to be confirmed

Go to Implementing the Renters' Rights Act: roadmap for reforming the private rented sector – GOV.UK

Phase 1: from 1 May 2026

From 1 May 2026, the following changes apply to private rented sector (PRS) tenancies.

End of section 21 (‘no fault’) evictions

You can no longer evict a tenant using section 21 of the Housing Act 1988.

Assured periodic (rolling) tenancies

Most PRS tenancies will become periodic (rolling) automatically. Tenants can end the tenancy by giving 2 months’ notice.

Fair grounds for possession

You can only evict a tenant if you have a valid reason. This includes antisocial behaviour or serious rent arrears.

Limits on rent increases

You can only increase the rent once a year. You must give at least 2 months’ notice.

Ban on rental bidding and rent in advance

You must not ask for more than the advertised rent. You must not ask for more than 1 month’s rent in advance.

Discrimination against tenants

You must not refuse a tenancy because someone has children. You must not refuse a tenancy because someone gets benefits.

Requests to keep pets

You must respond to a tenant’s request to keep a pet within 28 days. If you say no, you must explain why.

Stronger enforcement

Enforcement will be stronger. This includes higher civil penalties (fines) and more rent repayment orders.

From 27 December 2025, we have new investigation powers. This includes powers to:

  • access documents
  • enter a property without giving notice
  • enter a letting business without giving notice

How to prepare for phase 1

The government has published guidance for landlords and letting agents, including what you need to do before each phase.

Go to Renting is changing campaign – GOV.UK

Renters’ Rights Act information sheet for tenants

You must give your tenants the government’s Renters’ Rights Act information sheet by 31 May 2026. If you do not, you could be fined up to £7,000.

Agents must also provide the information sheet to tenants, even if the landlord has already provided it.

You must do this if the tenancy:

  • is an assured tenancy or an assured shorthold tenancy
  • started before 1 May 2026
  • has a written tenancy agreement (including one that is only partly written)

You do not need to give it to lodgers but a copy must be given to every tenant named on the tenancy agreement.

How to give the information sheet to tenants

You must give the exact PDF found below. You must not email or text a link to the PDF to the tenant, as this will not be valid.

Download the Renters’ Rights Act information sheet 2026 – GOV.UK

You must provide the information sheet to your tenants by either:

  • printing a hard copy, which is posted or given to the tenants by hand
  • sending the PDF electronically as an attachment, for example, to an email or text message

Printed copies are available from the Civic Offices for landlords and letting agents, free of charge. Contact us to ask for copies and to arrange collection.

Contact us

Phase 2: from late 2026

From late 2026, the government plans to introduce:

  • a mandatory PRS database to register landlords and properties
  • a new PRS landlord ombudsman

Phase 3: date to be confirmed

The government also plans to introduce more changes, including:

  • a minimum EPC rating of C (unless the property is exempt), with a target date of 2030
  • the Decent Homes Standard – GOV.UK, including extending Awaab’s Law to private rented sector