Last-minute considerations for landlords ahead of the Renters’ Rights Act (1 May 2026)

With just a a matter of days before the Renters’ Rights Act comes into force on 1 May 2026, England’s private rental sector is about to undergo its most significant transformation in decades. The legislation introduces sweeping reforms—from abolishing “no-fault” evictions to reshaping tenancy structures—and landlords now have only a narrow window to ensure compliance.

Below is a practical guide to the key last-minute considerations landlords should address before the deadline.

1. Prepare for the end of Section 21 evictions

One of the most headline-grabbing reforms is the abolition of Section 21 “no-fault” evictions. From 1 May, landlords will only be able to regain possession using valid legal grounds (e.g. rent arrears, selling the property, or moving back in).

This has already triggered a surge in last-minute eviction notices ahead of the deadline.

Action point:

• Review any ongoing possession strategies immediately
• Ensure any notices served before 1 May are valid and compliant

2. Understand the shift to periodic (rolling) tenancies

From the commencement date, most tenancies will automatically convert to rolling agreements, ending fixed terms altogether.

Action point:

• Update tenancy templates and internal processes
• Train staff or agents on managing periodic tenancies

3. Review rent increase strategies

The Act significantly restricts rent adjustments:

• Rent increases limited to once per year
• Must be done via formal notice
• Tenants can challenge excessive increases

Additionally, rental bidding wars will be banned, requiring properties to be let at the advertised price.

Action point:

• Audit current rent levels to ensure they reflect market rates
• Plan future increases carefully within the new legal framework

4. Update compliance documentation (critical deadline)

Landlords will have new legal duties around documentation, including:

• Providing a written statement of tenancy terms before letting
• Issuing the official Renters’ Rights Act Information Sheet

Failure to comply could result in financial penalties.

Action point:

• Download official documents from GOV.UK
• Create a distribution plan for all existing tenants

5. Adjust tenant selection policies

The Act introduces stricter anti-discrimination rules. Landlords will no longer be able to reject tenants simply because they:

• Receive benefits
• Have children

Action point:

• Review property listings and marketing language
• Remove any blanket restrictions that could breach the new law

6. Prepare for limits on upfront rent

From May, landlords will only be able to request a maximum of one month’s rent in advance.

Action point:

• Consider guarantor arrangements or rent guarantee insurance
• Adjust affordability assessments

7. Anticipate stronger enforcement and penalties

Local authorities are being given additional funding and enforcement powers to ensure compliance.

Serious breaches could lead to substantial financial penalties.

Action point:

• Conduct a full compliance audit across your portfolio
• Seek legal advice where necessary

8. Reassess your overall investment strategy

The Renters’ Rights Act represents a fundamental rebalancing of landlord-tenant relationships, prioritising tenant security and transparency.

This means some landlords are already reconsidering their position in the market.

Final thoughts

The 1 May 2026 deadline is not just another regulatory update—it marks a systemic shift in how private renting operates in England. With most tenancies automatically transitioning and compliance obligations tightening, landlords who fail to act now risk legal exposure and financial penalties.

The final days before implementation should be used to audit, update, and future-proof your approach. Those who adapt early will be best placed to operate successfully under the new regime. Give us a call on 020 7937 9777 if you have any further questions ahead of the deadline.