The Renters’ Rights Act has brought significant changes to the private rented sector, abolishing assured shorthold tenancies and the use of section 21 notices from 1 May 2026. Solicitor Tessa Shepperson of Landlord Law provides clear legal guidance on common questions landlords face under the new regime.

New Tenancy Agreements and Information Sheets

Landlords are not required to issue new tenancy agreements to existing tenants. Instead, they must serve an official information sheet published by the government by 31 May 2026. Failure to do so may result in fines imposed by local authorities.

Where a letting agent manages the property, it is the agent’s responsibility to provide the information sheet to tenants. Landlords do not need to serve it separately if the agent has already done so, though landlords should confirm the agent’s compliance.

Student Tenancies and Periodic Tenancies

Student tenancies, unless in Purpose Built Student Accommodation (PBSA), now operate as periodic tenancies without fixed end dates. This means tenants can end their tenancy at any time with a two-month notice, and landlords cannot demand rent in advance. These changes complicate managing student lets outside PBSA, as the government prefers non-PBSA properties to be used by other tenant groups such as families.

Rent Increases and Payment Frequency

From 1 May, rent can only be increased through the section 13 procedure using the new form 4A. Signing a new tenancy agreement to raise rent is ineffective without following this formal process. While this has yet to be tested in court, it is expected that claims based on rent arrears from informal increases would fail.

Regarding rent payments, the Act stipulates rent is payable monthly. Tenants who previously paid quarterly may continue to do so by choice, but landlords must accept a switch to monthly payments if tenants request it.

Changes to Tenant Information and Fixed Terms

The How to Rent Guide has been withdrawn and is no longer required. Instead, tenancy agreements must now include all information previously contained in the Guide, as set out in the 2026 regulations. This has resulted in longer tenancy agreements to ensure compliance.

Fixed-term tenancies were abolished on 1 May 2026. Tenants now hold periodic tenancies that continue indefinitely until they choose to leave or the landlord has valid possession grounds. Landlords must adjust expectations accordingly, as fixed terms no longer provide a guaranteed end date.

Rent Periods and Tenancy Start Dates

The Act allows for a short initial rent period if a tenancy begins mid-month. For example, if a tenancy starts on 10 June and rent is due on the 1st, the first rent period will cover 10 to 30 June, with subsequent rent periods running monthly from the 1st to the last day of each month. This flexibility helps align rent payments with calendar months.

Pets, Children, and HMO Restrictions

Restrictions on pets and children in Houses in Multiple Occupation (HMOs) are permitted only where justified by specific circumstances. For instance, allergies among other tenants can justify prohibiting pets. Additionally, government guidance suggests that shared kitchens in HMOs may be unsuitable for children unless a separate kitchen is provided, as required by HMO licensing conditions.

Key Release and Rent in Advance

Withholding keys from tenants who have not paid the permitted one month’s rent in advance is legally uncertain. While tenancy agreements may include clauses making the tenancy conditional on this payment, courts may order landlords to comply with handing over keys despite non-payment. Landlords are advised to await judicial clarification before relying on such clauses, as litigation is costly and outcomes remain unclear.

What this means for landlords

The transition to the Renters’ Rights Act regime demands landlords adapt to new legal requirements, particularly the abolition of assured shorthold tenancies and fixed terms. Compliance with information sheet service deadlines and understanding the new rent increase procedures are essential to avoid penalties and disputes.

Landlords should also prepare for the challenges of managing periodic tenancies, especially with student tenants, and review tenancy agreements to include all required information. Consulting legal experts or using updated tenancy agreement templates can help ensure compliance.

Additional Resources for Landlords

Tessa Shepperson offers practical compliance checklists to assist landlords in navigating the new legislation. These include The Renters’ Rights Act Checklist and The Property Checklist, designed to support landlords in meeting their legal obligations under the new framework.

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/