In Force — Phase 1 active from 1 May 2026

Renters' Rights Act 2026
Landlord Compliance & Action Guide

The Renters' Rights Act 2025 came into force on 1 May 2026. This guide covers what the changes mean for your tenancies, your ongoing obligations, the official government Information Sheet, the coming Phase 2 changes, and the TLA resources available to help you stay compliant as the new framework develops.

Official GOV.UK Information Sheet Landlord Fact Sheet Tenant Fact Sheet Agent Fact Sheet TLA Academy Join TLA
Live
In force from 1 May 2026
ASTs ended
Periodic tenancy model now standard for all
No S21
All possession is now ground-based
Phase 2
PRS Database & Ombudsman coming late 2026
Section 01 — Official Sheet & TLA Guides

Four essential resources in one place.

The official government Information Sheet is the only prescribed document that satisfies the legal requirement. TLA's guides support understanding and implementation — but are not a substitute for the official sheet where it applies.

Official Government Document

Official Renters' Rights Act Information Sheet 2026

This is the only official document that satisfies the legal requirement. Landlords and agents must give tenants the exact PDF from GOV.UK. A summary, a TLA guide, or a hyperlink alone does not comply.

The 31 May 2026 deadline for existing qualifying tenancies has now passed. Landlords who served a valid S21 or S8 before 1 May 2026 have one month from the date the notice lapses or court proceedings end to provide the Information Sheet. For all new tenancies, the sheet must be provided at the start of the tenancy.
Download Official Information Sheet from GOV.UK

You will be taken to GOV.UK. Download the official PDF and provide the file itself — not just a link.

TLA Member Guide

TLA Landlord Fact Sheet

A practical landlord compliance guide covering the new tenancy framework, Section 21 abolition, Section 13 rent increases, pet requests, evidence standards and ongoing compliance next steps. This supports the official sheet but does not replace it.

Download Landlord Fact Sheet

Free for TLA members. Practical support guide — not the official prescribed document.

TLA Member Guide

TLA Tenant Fact Sheet

A plain-English rights guide explaining what has changed for tenants, what landlords and agents must now do, how rent increases work under Section 13, and what to do if rights are not being respected.

Download Tenant Fact Sheet

Free for TLA members. Companion rights briefing — not the official government document.

TLA Member Guide

TLA Agent & Property Manager Fact Sheet

A professional compliance guide for agents and property managers covering service obligations, updated workflows, Section 13 administration, documentation standards, client advisory duties and portfolio-wide compliance.

Download Agent Fact Sheet

Free for TLA members. Operational guidance for agents — separate from the prescribed official sheet.

New — RRA Compliance Hub

Starter templates and Phase 1 operational documents.

These tools support record keeping, evidence preparation and compliance workflow under RRA 2026. Start with the ZIP pack, then use the operational templates to keep every tenancy file organised and audit-ready.

ZIP Pack 10 Documents Phase 1 RRA Ready

Phase 1 RRA Operational Compliance Pack

Download the full Phase 1 pack in one go — 10 operational compliance documents for tenancy file control, evidence preparation, arrears tracking, repairs records, contractor logs, safety certificate renewals and possession readiness.

Essential Starter Templates

Start here: the core RRA document workflow

Use this starter approach to build a clean tenancy file before moving into the full operational tools. These are the documents most landlords and agents should have ready first.

Browse Full Library
📦 Phase 1 Operational Compliance Documents
RRA Ready

Tenant Document Receipt & Acknowledgement

Confirm what statutory documents the tenant received.

Download
RRA Ready

Tenancy Compliance Audit Sheet

Review tenancy compliance status, gaps and actions.

Download
RRA Ready

Rent Payment Ledger & Arrears Tracker

Track rent due, payments received and arrears.

Download
RRA Ready

Maintenance Request Log

Record repairs, response times and completion evidence.

Download
RRA Ready

Communication Record Log

Maintain a dated audit trail of tenancy communications.

Download
RRA Ready

Pre-Court Possession Readiness Checklist

Review evidence before possession escalation.

Download
RRA Ready

Grounds for Possession Evidence Sheet

Organise Section 8 evidence by ground.

Download
RRA Ready

Contractor Work Order & Completion Record

Record contractor instruction and completion evidence.

Download
RRA Ready

Safety Certificate Renewal Tracker

Track safety certificates and renewal dates.

Download
RRA Ready

Tenancy File Index / Contents Sheet

Keep the full tenancy file organised and retrievable.

Download
Member note: These tools are designed to support record keeping, evidence preparation and compliance workflow. Members should review suitability before use. They do not replace qualified legal advice for complex or disputed matters.
Section 03 — Member Alert

Are you being charged for the RRA fact sheet by your agent?

TLA has received a significant number of complaints from landlord members reporting that letting agents are charging separately for distributing or preparing RRA 2026 material — a cost that should already be included in standard agency fees.

Member Alert — Know Your Rights

Charging landlords separately for routine RRA communication is not acceptable.

Sending clients a regulatory update or compliance document is a basic professional obligation for any letting agent. It falls within the scope of standard property management services and should not attract an additional charge. It is not a discretionary service.

Why this charge is questionable
  • Keeping landlord clients informed of material legal changes is a core management duty — not an optional add-on
  • The official Information Sheet is freely available from GOV.UK and TLA member guidance is available through the association
  • Your agency Terms of Business should already cover routine compliance communication
  • If it does not, that is a gap in your agreement — not grounds for an additional invoice
What to do if you've been charged
1
Check your Terms of Business agreement with the agent.
2
Request clarification of the contractual basis for the charge.
3
Raise a formal complaint using the agent's complaints procedure and redress scheme.
4
Use the TLA Complaint to Letting Agent template below.
TLA position: If you have been charged by an agent for distributing or preparing routine RRA material as a standalone invoice item, you have every right to challenge it.
Implementation Roadmap

What's coming next under the RRA roadmap.

The Renters' Rights Act 2025 is being implemented in phases. Phase 1 is now in force. Landlords should start preparing for the significant Phase 2 and Phase 3 changes that follow.

Phase 1 — In Force
1 May 2026

Core tenancy reforms are now live. All ASTs have become assured periodic tenancies. Section 21 is abolished.

  • Assured Shorthold Tenancies abolished
  • All tenancies now assured periodic
  • Section 21 no longer available
  • Section 13 is the only rent increase route
  • Pet request rights in force
  • Rental bidding ban in force
  • Anti-discrimination rules (no DSS, no children) in force
  • Max one month's rent in advance after signing
  • Official Information Sheet obligation
  • Awaab's Law: PRS consultation ongoing
Phase 2 — Late 2026
PRS Database & Ombudsman

The government will launch the Private Rented Sector Database and begin establishing the mandatory PRS Landlord Ombudsman. Landlords should start preparing now.

  • PRS Database — regional rollout begins late 2026
  • Mandatory landlord registration on the database
  • Annual registration fee (amount to be confirmed)
  • Property and compliance information required
  • National rollout and landlord registration expected 2027
  • PRS Landlord Ombudsman setup begins — mandatory sign-up expected 2028
  • Binding redress for tenant complaints via Ombudsman
  • Courts digitisation target: April/May 2027
Phase 3 — 2035 onwards
Decent Homes Standard

The Decent Homes Standard will be applied to the private rented sector. Awaab's Law (strict hazard timescales) extension to PRS remains under consultation.

  • Decent Homes Standard extended to PRS (2035–2037)
  • Awaab's Law PRS extension — consultation ongoing, date TBC
  • RRA impact evaluation published May 2028
  • Second evaluation published May 2031
  • Social housing sector RRA changes expected 2027
Prepare now: The PRS Database registration will be mandatory for all private landlords — likely from 2027. Landlords should ensure their property records, EPC certificates and compliance information are complete and up to date in readiness for registration requirements.
Section 04 — What Has Changed

What has changed, and what it means now.

From 1 May 2026, the private rented sector operates under a fundamentally different legal structure. The changes affect how tenancies work, how landlords recover possession, how rents are increased, and how decisions must be documented and evidenced.

Important: These changes are now law. Old tenancy wording does not stop the new regime applying — it applies automatically to qualifying tenancies regardless of what any agreement says.
Main structural changes now in force
  • Assured Shorthold Tenancies are abolished
  • Tenancies operate as assured periodic from day one
  • Section 21 no-fault possession is no longer available
  • Section 13 is the only route for rent increases
  • Tenants have a statutory right to request a pet
  • Rental bidding wars are banned
  • Discrimination against DSS / children tenants is banned
  • Maximum one month's rent payable in advance after signing
  • Evidence quality matters far more in possession and dispute work
What this means for ongoing management
  • Old tenancy agreements do not protect you — the new rules apply automatically
  • Documentation and evidence quality matter significantly more than before
  • Reactive management carries higher risk — proactive file management is now essential
  • Possession takes longer and requires stronger preparation at every stage
  • PRS Database registration is coming — keep property records complete now
Priority TLA routes
Section 05 — Downloads

RRA-ready downloads and compliance resources.

All TLA downloads have been reviewed and updated for RRA 2026. Use the links below to access what you need, or visit the full member library for the complete set.

75 documents are available in the full TLA member library — all reviewed and categorised for RRA 2026. Browse the full library →
Full Pack10 Docs

Landlord & Tenant Document Pack™

Every core RRA-ready landlord document — the fastest way to access the complete updated set.

Open Full Pack

Includes all 10 RRA-ready landlord documents. Best starting point for any landlord review.

Operational Pack10 New

Phase 1 Operational Compliance Documents

Record keeping, evidence preparation and tenancy file management tools for the RRA era.

Newly added for live tenancy management, repairs, arrears, possession evidence and safety tracking.

OfficialGOV.UK

Official Government Information Sheet

The prescribed document for qualifying tenancies — must be the PDF itself, not a link.

Open GOV.UK

Download from GOV.UK. Provide the PDF file itself — not a link only.

TLA member fact sheets and key RRA resources
Landlord

TLA Landlord Fact Sheet

Practical guide covering the main reforms, obligations and immediate compliance steps.

Open Download
Tenant

TLA Tenant Fact Sheet

Rights guide for tenants explaining what has changed and how to respond if rights are not respected.

Open Download
Agent

TLA Agent Fact Sheet

Compliance guide for agents and property managers covering service obligations and workflows.

Open Download
Agent Pack

TLA Agent Compliance Pack™

Complete RRA-ready agreement suite for letting agents — fully managed, rent collection and let-only agreements.

View Agent Pack
Notice

Section 13 Rent Increase Notice

The correct statutory notice for all rent increases — one per year, two months' minimum notice.

Open Download
Template

Pet Request Response Template

Structured written response for pet requests — whether approving or refusing with documented reasoning.

Open Download
Letter

Tenant Breach Warning Letter

Formal breach notice for use ahead of escalation under the current possession grounds framework.

Open Download
Notice

Rent Arrears Initial Notice

First formal communication for rent arrears — clear, compliant and audit-ready.

Open Download
Notice

Inspection Access Notice

Correctly formatted access notice meeting the statutory notice period requirements now in force.

Open Download
Section 06 — Tenancies

How tenancies work now — the periodic model.

Fixed-term ASTs no longer exist. Every qualifying tenancy is now assured and periodic from day one. This affects how you manage renewals, notice, and your overall relationship with the tenancy throughout its life.

What is now in force
  • ASTs are abolished — there are no new fixed terms
  • All qualifying tenancies are assured and periodic
  • Occupation continues until ended by notice, agreement or possession order
  • Renewal conversations become less relevant — ongoing management matters more
  • Landlords cannot demand more than one month's rent in advance after signing
What this means in practice
  • You cannot use fixed-term expiry as a reset or exit point
  • Older tenancy wording remains in use but the new law overrides inconsistent clauses
  • Good file management and regular communication matter more
  • Every tenancy should now be treated as ongoing until formally ended
  • Written tenancy terms must include rent, deposit, notice periods and key obligations
If your agreements need updating

If current agreements still contain fixed-term clauses, S21 references or pre-RRA renewal provisions, they should be reviewed and redrafted.

Section 07 — Possession

Possession is now entirely ground-based.

Section 21 no longer exists. Every possession claim must now rely on one or more of the statutory Section 8 grounds. Documentation, timing and evidence quality are more important than at any previous point in the sector's history.

Section 21 is gone

No-fault possession is no longer available for any tenancy. Any possession claim must be based on a statutory Section 8 ground and supported by appropriate evidence. Any Section 21 notices served before 1 May 2026 have lapsed and become time-barred if the landlord has not already requested the court to issue proceedings.

Evidence that matters now
  • Rent ledgers and arrears history
  • Dated inspection records
  • All written communication
  • Properly drafted notices
  • A clear, consistent chronology of events
  • Contractor records and repair logs
Key possession grounds
  • Rent arrears and persistent late payment
  • Anti-social behaviour
  • Property neglect or damage
  • Sale of the property
  • Landlord or family occupation (with conditions)
  • Student lettings — Ground 4A (strict notice rules)
Important restriction

Some grounds — including sale and certain move-in grounds — cannot be used within the first 12 months of the tenancy.

Support for possession issues

Where possession risk already exists, early review consistently produces better outcomes than late-stage escalation.

Section 08 — Rent

Rent increases — Section 13 is now the only route.

Rent review clauses in tenancy agreements no longer operate as the mechanism for increases. All rent increases must now follow the Section 13 statutory process — any other method has no legal effect.

The rules now in force
  • All increases must use the Section 13 process
  • Maximum of one increase per 12 months
  • Minimum two months' written notice required
  • Proposed rent must not exceed current market rent
  • Tenant can challenge proposed increase at tribunal
  • Rent review clauses in old agreements have no effect
  • Landlords cannot accept above the advertised asking rent
  • Rental bidding wars are banned
Managing rent increases properly
  • Review all current rent levels and local market comparables
  • Keep rent ledgers clean and up to date
  • Use the correct RRA-ready Section 13 notice — not old templates
  • Document all communications around rent clearly
  • Do not advertise a rent and accept above it — this is now banned
Where formal letters help

Rent-related written communication should be clearly drafted and properly structured to avoid disputes and maintain a clean audit trail.

AreaBefore RRA 2026Now in force
How increases workContract clause drivenSection 13 process only
FrequencyFlexible or clause-dependentMaximum once per 12 months
Notice requiredVaried by agreementMinimum 2 months in writing
Challenge mechanismOften limitedTenant can refer to tribunal if above market rent
Advertised rentLandlords could accept above asking rentAccepting above advertised rent is banned
Rent in advanceVariedMaximum one month's rent after signing
Section 09 — Pets

Pet requests — landlords cannot unreasonably refuse.

Tenants now have a statutory right to request a pet. Blanket refusals are no longer acceptable. Every refusal must be reasoned, proportionate and given in writing — and is open to challenge.

What is now required
  • Tenants can formally request permission to keep a pet
  • Landlords must respond — silence is not an option
  • Refusals must be in writing with clear reasons
  • Reasons must be proportionate to the property and circumstances
  • Each request must be considered on a case-by-case basis
  • Unreasonable refusals can be challenged in court
Managing pet requests properly
  • Use a structured decision process for each request
  • Consider the property type, lease restrictions and practical risk
  • Keep a written record of the reasoning behind each decision
  • Align any written response with tenancy documentation
Resources

A properly drafted written response protects the landlord's position whether the request is approved or declined.

Section 10 — New — Discrimination Ban

Blanket bans on DSS tenants or families with children are now illegal.

From 1 May 2026, landlords and agents are prohibited from refusing to rent to, or treating less favourably, tenants because they receive benefits ("no DSS") or have children. This applies to advertising, referencing and letting decisions.

What is now banned
  • "No DSS" advertising or policy
  • "No children" or "no families" advertising or policy
  • Refusing to consider applications solely on benefit status
  • Discriminatory referencing requirements targeting benefit recipients
  • Any blanket exclusion based on these characteristics
What landlords can still do
  • Apply standard, consistent affordability and referencing checks to all applicants
  • Consider individual circumstances and financial position
  • Decline an applicant for documented, non-discriminatory reasons
  • Require a guarantor where references do not meet standard thresholds — if applied consistently
Enforcement

Local authorities have enforcement powers and can require information from landlords, agents and third parties where they suspect discriminatory practices. Councils can issue fines for breaches.

Landlord SOS Hub
Practical note for agents: Review all advertising templates, referencing processes and tenancy policies. Any blanket "no DSS" or "no children" language in any form — including verbal instructions from landlord clients — creates compliance risk for the agent as well as the landlord.
Section 11 — Students

Student landlords — Ground 4A and timing discipline.

Student lettings sit within the new framework but have a specific possession ground — Ground 4A — that may allow recovery at the end of the academic year if the right conditions are met. Timing and prior notice are critical.

Ground 4A — what it requires
  • The property must be let to full-time students
  • Correct prior written notice must have been served before the tenancy began — in most cases by 31 May 2026 for existing tenancies
  • Landlord must give 4 months' notice
  • Notice period must end between 1 June and 30 September
  • The ground is not automatic — every condition must be met
What can go wrong
  • Failing to serve required prior written notice before the tenancy started
  • Missing the June–September notice ending window
  • Using outdated pre-RRA notice forms
  • Assuming student stock alone qualifies — it does not without correct procedure
Support for student landlords

Student letting should be treated as a specialist compliance area. Every detail of notice and timing needs to be correct from the outset.

Section 12 — Staying Compliant

What good landlord management looks like now.

The RRA does not make good landlord practice more complicated — it makes the consequences of poor practice more serious. Landlords who manage well, document consistently and act early will find the new regime workable.

1. Keep documentation current

Tenancy agreements, notices, clauses, pet responses and communication templates should all reflect the current legal position — and be updated whenever the law changes.

2. Maintain proper records

Inspections, rent ledgers, repair correspondence, emails and complaints handling all form part of a possession or compliance case if one arises.

3. Act early on risk cases

Arrears, conduct issues, planned sales and occupation changes all benefit from earlier review — not later escalation. Courts are under pressure and delays are expected to increase.

4. Prepare for Phase 2

The PRS Database is coming in late 2026. Ensure all properties, EPC records, safety certificates and compliance information are complete and up to date now, ready for mandatory registration.

Ongoing compliance checklist
  • All active tenancy agreements reflect the periodic model
  • Pet request process is documented and in writing
  • Section 13 notices are used for all rent increases
  • No "no DSS" or "no children" policy or advertising in use
  • Inspection and access notices meet statutory requirements
  • Rent ledgers are up to date and auditable
  • All communications are in writing and filed
  • Risk cases reviewed and actively managed
  • Property records ready for PRS Database registration
Immediate priority routes
Section 13 — TLA Academy

Train properly for the new regime.

The landlords who navigate the new regime most confidently will have trained properly, updated their approach and understood the practical standard expected under the Renters' Rights Act. TLA Academy provides structured, relevant training.

Why structured training matters now
  • Possession is harder — understanding grounds properly reduces risk
  • Documentation standards are higher — training helps you meet them
  • A professionally trained landlord handles disputes more effectively
  • The TLA Certified Landlord Programme builds a credible professional record
  • Phase 2 is coming — trained landlords will be better placed for PRS Database requirements
Recommended learning route
  • Start with landlord compliance foundations
  • Complete the Renters' Rights Act modules
  • Focus on possession grounds and tenancy management
  • Review the discrimination ban and new letting obligations
  • Use SOS support for any live issues alongside training
Start now
Section 14 — SOS Support

TLA SOS support — when you need more than guidance.

Where a compliance issue is live, a possession case is building or a dispute needs formal documentation, TLA's SOS services provide direct, practical support at fixed prices.

Tenancy Agreement Drafting

£69

For agreements that are outdated or not fit for the post-2026 tenancy structure.

More InfoGet SOS

Compliance Audit

£89

A broader review of legal exposure, weak documents and operational compliance gaps.

More InfoGet SOS

Legal Letter Drafting

£89

For pet responses, rent issue letters, breach warnings and other formal written positions.

More InfoGet SOS

Section 8 Notice Review

£119

Assessing notice position, possession grounds, timing and case strategy under the current framework.

More InfoGet SOS

Arrears Recovery Support

£139

Where rent arrears, payment history and evidence preparation are all part of an active case.

More InfoGet SOS

Deposit Compliance

£109

Where historic compliance issues affect current notice strategy and overall case risk.

More InfoGet SOS

Eviction Handling Guidance

£159

Practical support navigating the possession process under the new grounds-based framework.

More InfoGet SOS

Court Bundle & Representation

£299

Court-facing document organisation and structured case preparation for possession proceedings.

More InfoGet SOS

Core TLA resources

Included

Use alongside SOS support for a complete, structured compliance approach.

Downloads HubAcademy
You're in the right place

The RRA is in force. Good management,
better documents, early action.

The landlords who manage the RRA transition most effectively are those who keep their documents current, act early on risk cases, and treat ongoing compliance as a standard part of property management — not an emergency response. Phase 2 is coming. Now is the right time to get organised.

This guide is a practical TLA resource. It is not a substitute for case-specific legal advice where facts are disputed, time limits are live or court action is underway. The official government Information Sheet must be downloaded from GOV.UK and served in the prescribed manner where required. Always seek specialist advice for complex or urgent matters. Information correct as at June 2026 — check GOV.UK for the latest official guidance and any updates to the implementation roadmap.