The countdown has begun for landlords and letting agents to prepare for the first phase of the Renters’ Rights Act, which comes into force on 1 May 2026. This significant reform of the private rented sector (PRS) introduces major changes to tenancy agreements and eviction processes, with compliance essential to avoid financial penalties.

Key changes from 1 May 2026

The Renters’ Rights Act represents the most substantial overhaul of the PRS in decades and will be implemented in three stages. The initial phase focuses on how tenancies are created and terminated. Notably, Section 21 ‘no-fault’ evictions will be abolished from 1 May, although any notices served before this date will remain valid. Landlords must also commence court proceedings by 31 July 2026 if they intend to regain possession under existing notices.

New tenancy framework

Fixed-term assured shorthold tenancies will be replaced by assured periodic contracts, allowing tenants to remain indefinitely as long as they comply with the tenancy terms. Tenants will retain the right to end their tenancy with two months’ notice. Landlords will need to rely on new statutory grounds for possession, which include serious rent arrears, plans to sell the property, or intentions for the landlord or a family member to move in.

A transitional arrangement applies to student accommodation. Between 1 May and 30 July 2026, student landlords may use Ground 4A to regain possession with two months’ notice, aligning this with the academic calendar.

Enhanced enforcement and tenant protections

The Act limits rent increases to once per year and bans bidding for tenancies, while extending protections against discrimination. Local authorities gain broader enforcement powers, enabling them to investigate breaches and impose financial penalties on landlords or agents who fail to meet their obligations.

Additionally, landlords and agents must provide all named tenants with the government’s ‘Renters’ Rights Act Information Sheet 2026’ by 31 May 2026. This must be delivered physically or electronically but cannot be supplied via a web link alone.

Industry readiness and support

Propertymark’s chief executive, Nathan Emerson, emphasised the importance of compliance: “The first phase of the Renters’ Rights Act is fast approaching, and any failure by letting agents or landlords to comply with the new requirements could result in significant financial penalties.” Propertymark is supporting its members with online resources, guidance documents, webinars, and ongoing engagement with the government to aid preparation.

Tom Goodman, managing director of Goodlord Group, highlighted the urgency: “With just a month to go, the market is really getting into gear, and most agents are deep into the operational updates needed to ensure compliance from 1st May. But many still have loose ends to tie-up, meaning this final month should not be wasted.”

What this means for landlords

Landlords must review and update their tenancy agreements to assured periodic contracts and familiarise themselves with the new grounds for possession. They should also prepare to provide the mandatory government information sheet to tenants by the end of May. Failure to comply with these new rules risks financial penalties enforced by local authorities.

Given the abolition of Section 21 notices, landlords will need to rely on the new possession grounds and ensure any court proceedings are initiated promptly by 31 July 2026 for existing notices. This shift demands careful management of tenancies and communication with tenants to avoid disputes.

Agents urged to act now

Goodman advises agents to compile a comprehensive list of required actions, including the distribution of the government’s information leaflet, to ensure nothing is overlooked. He stresses the importance of training teams on the new rules to handle the expected increase in tenant enquiries once the Act takes effect.

“Operational systems must be updated now, before the risk of fines kicks in,” Goodman said. “Most importantly, agents shouldn’t panic or despair: this industry has shown remarkable resilience before, and I know it can weather this latest turbulence and come out stronger for it.”

Source: Based on reporting from Property118

TLA Training Academy

The Landlord Association has launched its new Training Academy for UK landlords, providing structured guidance, compliance education, and practical knowledge to support landlords at every stage. Members can now complete the programme and become TLA Certified Landlords at no additional cost as part of their membership.

Landlords can explore the Academy here: https://landlordassociation.org.uk/tla-academy/

Those looking to join and access the full training and certification can register here: https://landlordassociation.org.uk/landlord-association-membership-uk/

TLA update

The Landlord Association is currently onboarding new service providers into its Trusted Partner Hub, a new initiative designed to support landlords, tenants, letting agents, and property managers with vetted, high-quality services. As one of the fastest growing landlord associations in the UK, TLA offers partners direct access to an engaged and active member base at the point of need. Service providers across legal, maintenance, insurance, finance, mortgages, tenant screening, and property services can register their interest here: https://landlordassociation.org.uk/become-a-tla-service-partner/