Renters' Rights Act — Landlord checklist

The Renters’ Rights Act 2025 is the biggest change to England’s private rented sector in a generation. The main tenancy reforms started on 1 May 2026, but some important follow-on deadlines still sit ahead of landlords.

What changed on 1 May 2026

End of Section 21 (no-fault evictions) From 1 May 2026, landlords cannot serve Section 21 notices. All possession claims must use the updated Section 8 grounds.

All tenancies become periodic Most new and existing ASTs moved onto the assured periodic tenancy regime. Landlords cannot keep using the old fixed-term AST model for new lets.

31 May 2026 paperwork deadline Older written tenancies created before 1 May 2026 need the official Renters’ Rights Act Information Sheet 2026 by 31 May 2026. Older oral tenancies need prescribed written tenancy information by the same date.

Rent increases Limited to once a year via the revised Section 13 process. GOV.UK says landlords must use Form 4A and give at least 2 months’ notice.

Pets Tenants can request a pet in writing. Landlords can only refuse on fair grounds and must respond within 28 days, subject to the limited extension if more information is requested.

Discrimination It will be unlawful to refuse to let to benefit claimants or to families with children without justification.

Landlord checklist now

Immediately:

• Serve the correct paperwork by 31 May 2026 for any tenancy that existed before 1 May 2026
• Stop using Section 21 for new possession notices
• Use periodic tenancy paperwork for new lettings
• Update rent increase processes to the revised Section 13 route
• Update pet-request handling to the 28-day written process
• Do not discriminate against benefit claimants or families with children

Later in 2026:

• Prepare for PRS Database registration, which the government says starts rolling out from late 2026
• Gather property and compliance data so registration is easier once your rollout window opens

Ongoing:

• Monitor GOV.UK for the PRS Database launch timetable and Ombudsman updates
• Track compliance renewal dates in TenancyVault — the Act does not remove existing obligations
• Store evidence of notices, document service, rent increases, and complaint handling

What evidence to keep

• Records of any Section 21 notices served before 1 May 2026 and the current court-issue deadline
• Evidence that you served the Information Sheet or prescribed written information where required
• Updated tenancy records for the assured periodic regime
• Records of rent increases and pet-request responses
• PRS Database registration details later, once registration is live

FAQ

When does the Renters’ Rights Act come into force? The main tenancy reforms started on 1 May 2026, but later phases still follow.

Will my existing tenancy agreements still be valid? Existing ASTs automatically convert to periodic tenancies on 1 May 2026. Agreements may need reviewing for conflicting provisions, but the conversion is automatic.

Can I still evict a tenant under the new regime? Yes, using the updated Section 8 grounds for possession. New grounds include landlord wishing to sell, landlord or family member moving in, and various antisocial behaviour grounds.

What is the PRS Database? A government-run database that the roadmap says begins rolling out from late 2026. It is not a live 1 May 2026 requirement.

Does the Act affect existing compliance requirements? No — gas safety, EICR, EPC, deposits, and Right to Rent requirements remain unchanged. The Act adds new obligations on top of existing ones.