Section 21 abolished
No-fault evictions end. Possession must use a Section 8 ground, with evidence.
— Key dates
Three dates to plan around.
Most of the Act lands on a single day. The rest is about what you issue, to whom, and when.
Step 01
1 May 2026
Act takes effect
All ASTs convert to periodic tenancies. Section 21 (no-fault) is abolished. Fixed terms can no longer be granted.
Step 02
New tenancies from 1 May
Written information required
Give tenants the statutory written information in the prescribed form before they move in.
Step 03
By 31 May 2026
Existing tenants updated
Provide written information to tenants whose tenancies began before 1 May (timeline depends on whether their agreement was written or verbal).
— What changed
Eight plain-English shifts to be ready for.
The Act reshapes the core of letting: how tenancies end, how rent rises, how pets and discrimination are handled. Here’s the short version.
All tenancies become periodic
Existing ASTs convert automatically. Fixed terms can no longer be granted for new tenancies.
Tenants can end with two months’ notice
Written notice at any time. No minimum term before notice can be given.
Rent increases: one per year, formal process
Use Section 13 in the prescribed form. Tenants can challenge at the First-tier Tribunal.
Rental bidding banned
Landlords and agents must state an asking rent and cannot invite offers above it.
Pet requests: reasonable consent
Tenants can request a pet. Refusal must be reasonable and given in writing within a set period.
Discrimination rules
Blanket bans on tenants with children or on benefits are unlawful.
PRS Ombudsman & database
Landlord registration on a national database and a new Ombudsman scheme will follow once live.
— Before 1 May 2026
A nine-step pre-deadline checklist.
Work through this before the Act takes effect. Each item is a small, discrete action you can tick off.
Audit every active tenancy agreement
Identify fixed terms ending after 1 May. Plan for automatic conversion to periodic.
Review tenancy-agreement templates
Remove references to fixed terms, Section 21, and any clauses made void by the Act.
Prepare the statutory written information pack
Draft the prescribed content in the correct form, ready to issue to new and existing tenants.
Check deposit registration and prescribed information
Confirm all deposits are still protected and prescribed information has been served. Refresh if anything is missing.
Review rent-increase practice
Move to Section 13 only, once per year, in the prescribed form. Retire any contractual rent-review clauses.
Remove blanket restrictions from marketing
No “no children”, “no DSS” or similar wording on listings, application forms or adverts.
Stop rental bidding above asking rent
Publish a single asking rent. Train any agent to do the same and refuse bids above it.
Document a pet-request process
Decide how requests are assessed, the response window, and how consent or reasons for refusal are recorded.
Refresh possession-ground knowledge
Understand the Section 8 grounds you may need (rent arrears, anti-social behaviour, sale, landlord moving in) and evidence required.
— From 1 May 2026 onward
Day-to-day operating checklist.
Once the Act is live, these are the habits you (or your managing agent) should be running every tenancy against.
Use only periodic tenancies for new lettings
No fixed terms. Agreements should be rolling from the start.
Issue written information before move-in
Use the prescribed form. Keep a dated copy on file.
Handle rent increases via Section 13 only
One increase per 12 months, proper notice period, prescribed form.
Respond to pet requests in writing and on time
Accept or refuse with reasons within the statutory window. Keep the record.
Use Section 8 for possession with evidence
Match the ground to the facts. Keep rent statements, warnings and correspondence ready.
Keep a single asking rent on all adverts
No “offers over”. No accepting bids above. Agent briefs updated to reflect this.
— Written information
What you must give every tenant, in writing.
The prescribed pack covers identity, money, obligations and signposts to official guidance. Keep a dated copy on file for every tenancy.
Landlord name & contact
Legal name and a usable correspondence address in England or Wales.
Agent details (if any)
Letting agent name, address, redress scheme and client-money protection.
Property address
Full address of the let property and anything included (parking, storage).
Rent amount & due dates
Amount, frequency, payment method and next due date.
Deposit details
Amount, scheme, scheme contact details and date protected.
Tenancy start date
Date the tenant is entitled to occupy the property.
Notice periods
Tenant’s two-month notice right, and grounds on which the landlord can seek possession.
Rent-increase process
Plain-English summary of how Section 13 works and how a tenant can challenge.
Repairs & responsibilities
Who is responsible for what, and how to report issues.
Pets policy & process
How to make a request, response window, and criteria used to decide.
Ombudsman / redress
Details of the PRS Ombudsman scheme the landlord is signed up to (once live).
Where to find official guidance
Link to the gov.uk overview so tenants can verify rights independently.
— Existing tenants
Two paths — same 31 May 2026 deadline.
If a tenancy began before 1 May 2026, you must provide written information to the tenant by 31 May. How you do it depends on what’s already in place.
Branch A
Tenant has a written agreement
You can rely on the agreement as the record of the tenancy, but the written information pack is still required.
- Review the agreement for clauses made void by the Act (fixed-term, contractual rent review, blanket bans).
- Issue the statutory written information pack in the prescribed form.
- Record the date issued. Keep the signed copy on file.
Branch B
Agreement is wholly verbal
You must put the full set of tenancy information into writing and give it to the tenant.
- Draft the terms in line with the prescribed written-information format.
- Cover identity, rent, deposit, notice, repairs, pets and redress at a minimum.
- Issue to the tenant, dated, and keep a copy on file.
Either way, the statutory written information must be with the tenant by 31 May 2026. Keep a dated copy for each tenancy.
— Email template
Ready-to-send tenant notification.
Use this template to inform your tenants about the Act. Personalise the placeholders, then send before 1 May 2026 to give them time to review.
Steps to Complete
- 1
Download the official PDF
Visit GOV.UK and download “The Renters’ Rights Act Information Sheet 2026” PDF. Do not create your own version — only the official PDF is valid.
- 2
Customize the email template below
Copy the template and replace [Tenant Name], [Your Name], and [Your Contact Details] with the actual information. Send to every tenant named on the tenancy agreement.
- 3
Send email with PDF attached
Attach the downloaded PDF to your email and send it to all tenants. Keep a copy of the sent email for your records.
- 4
Obtain and file tenant confirmation
Wait for the tenant to confirm they’ve read the information sheet. Save their confirmation email as proof of compliance with the Act.
Template
Landlord to Tenant Communication
Subject
Important: Changes to Your Tenancy from 1 May 2026
Dear [Tenant Name],
I'm writing to inform you about the Renters' Rights Act 2026, which comes into effect on 1 May 2026 and brings important changes to your tenancy.
Key Changes That Affect You:
• Your tenancy will automatically convert to a periodic (rolling) tenancy on 1 May 2026, giving you greater flexibility
• You can end your tenancy with 2 months' notice at any time
• Section 21 "no-fault" evictions have been abolished - you'll have more security in your home
• Rent increases are limited to once per year using a formal process that you can challenge if needed
• You have the right to request a pet, which I cannot unreasonably refuse
• Protection from discrimination based on benefit receipt or having children
Attached Information:
As your tenancy was created before 1 May 2026 and has a written agreement, I am required by law to provide you with "The Renters' Rights Act Information Sheet 2026" by 31 May 2026.
Please see the attached PDF: "The Renters' Rights Act Information Sheet 2026"
This is the official document published by GOV.UK. Please read it carefully as it explains your rights and the changes in detail.
Action Required:
Please confirm receipt of this email and the attached information sheet by replying to confirm that you have read and understood the information provided. This helps me ensure I've met my legal obligations under the Act.
For full details about your new rights under the Act, please visit:
https://www.gov.uk/government/collections/renters-rights-bill
If you have any questions about how these changes affect your specific tenancy, please don't hesitate to contact me.
For additional information about the Renters' Rights Act and how it works in practice, Vesta Urban Living has prepared helpful guides:
https://vestaurban.com/landlords/renters-rights-act
https://vestaurban.com/tenants/renters-rights-act
Best regards,
[Your Name]
[Your Contact Details]
Before sending: Replace [Tenant Name], [Your Name] and [Your Contact Details] with your specific information.
Timing
Send this email in March or April 2026 to give tenants time to read the gov.uk guidance before the 1 May deadline.
Attachment Required
You must attach the official “The Renters’ Rights Act Information Sheet 2026” PDF from GOV.UK to this email. Send to every tenant named on the agreement.
Written Information
By 31 May 2026, you must also provide the formal written information pack in the prescribed form (see sections above).
— Important notes
A few caveats before you act.
We keep this page short on purpose. A few things you should bear in mind when applying it to your own portfolio.
— Primary sources
Official gov.uk guidance
- Renters’ Rights Act 2026 — overviewOfficial gov.uk collection page covering the Act, implementation and guidance.www.gov.uk/government/collections/renters-rights-act
- Guidance for landlordsDepartment-issued guide outlining landlord obligations under the new regime.www.gov.uk/government/publications/renters-rights-act-guidance-for-landlords
- Written information for tenants — guidanceDetail on what must be provided, in what form, and when.www.gov.uk/government/publications/renters-rights-act-written-information-for-tenants
- Forms for landlordsPrescribed forms including Section 8 and Section 13 notices.www.gov.uk/government/collections/assured-tenancy-forms
- Implementation roadmapWhen specific provisions (ombudsman, database, possession reforms) become live.www.gov.uk/government/publications/renters-rights-act-implementation-plan
Links open gov.uk in a new tab. We review this page periodically; see the ‘Last reviewed’ date at the top.
— Common questions
Short answers to the usual landlord questions.
If your question isn’t covered, our management desk can walk you through it.
Yes. On 1 May 2026 all assured shorthold tenancies convert to periodic tenancies, regardless of any fixed term that had not yet ended.
Possession procedures in progress on 1 May are handled under transitional rules set out in gov.uk guidance. New Section 21 notices are not available once the Act is in force; use Section 8 with a valid ground.
Once in any 12-month period, using the prescribed Section 13 form and notice period. Tenants can refer the proposed increase to the First-tier Tribunal.
You must consider the request and respond in writing within the set period. Refusal must be reasonable — for example, where a lease or insurance position makes a pet genuinely unworkable.
No. This page is a plain-English operating summary drafted from official gov.uk guidance. For specific situations — particularly possession — take legal advice.
— Prefer hands-off?
Let our management desk apply this to your portfolio.
We handle compliance, tenants and day-to-day operations, so the Act becomes a once-read document, not an ongoing project.