Countdown to Renters Rights Act: Top 3 Things Landlords Must Do Now

The countdown is officially on. Landlords now have just one month to prepare for the first phase of the Renters Rights Act, which comes into force on 1 May 2026.

From the abolition of Section 21 to the move to periodic tenancies, this Act will bring about the biggest regulatory shift England’s private rented sector has seen in decades. Landlords who start preparing for it immediately will get a chance to protect their rental income, reduce legal risk, and keep their portfolios compliant. Those who delay may face penalties and costly tenancy disputes.

Here are the three most important things landlords need to do right now.

Review All Tenancy Agreements Before Fixed Terms Disappear

From 1 May 2026, all existing fixed-term assured shorthold tenancies will automatically turn into assured periodic tenancies, meaning tenants are no longer tied into a six- or 12-month contractual term. Instead, they will be able to leave by serving two months’ notice. This means greater housing security for tenants.

For landlords, however, the bigger shift is on the possession side. With Section 21 abolished, recovering a property will now depend on serving notice under a specific Section 8 ground, with notice periods varying depending on the reason for possession. For example, where the landlord intends to sell or move back in, the required notice period is expected to be materially longer than the tenant’s two-month exit window.

This is why tenancy agreements now need both a legal review and an operational review. Beyond updating clauses, landlords should revisit reletting lead times, expected void gaps, and occupancy forecasting, particularly in student, HMO, and seasonal professional lets, where timing directly affects annual yield.

Create a Lawful Possession Strategy Without Section 21

For many landlords, the end of Section 21 no-fault evictions will be the most significant operational shift introduced by the Renters Rights Act. From 1 May 2026, regaining possession will no longer be a simple notice-led process. Instead, landlords will need to rely on a specific statutory ground, whether that is serious rent arrears, repeated tenancy breaches, an intention to sell or a genuine plan to move back into the property.

That changes the question from, “When does the tenancy end?” to, “Can I prove my reason for possession?”

This is why landlords should use April to identify any properties where possession may realistically be needed in the coming months. If a sale, refinance, family occupation, or problematic tenancy is already on the horizon, the decision on whether to act before the deadline could materially affect timelines and legal certainty.

There is also an important transitional window to keep in mind. Any Section 21 notice served before 1 May 2026 remains valid only if court proceedings begin by 31 July 2026. Miss that deadline, and the landlord may need to restart the process under the new Section 8 framework.

More importantly, the new rules place much greater weight on evidence quality. Rent schedules, arrears records, inspection reports, breach notices, email trails, and agent communications may now become the foundation of a successful possession claim. In practical terms, weak documentation could turn an otherwise valid ground into a delayed or contested case.

Thus, the landlords who treat record-keeping as part of asset protection will be in a far stronger position if possession becomes necessary.

Serve the New Information Sheet

The government has introduced a new legal requirement under the Renters Rights Act, and that is that all landlords and letting agents must provide the official Renters Rights Act Information Sheet to every named tenant by 31 May 2026. This is not optional and failure to serve the document correctly can result in financial penalties and enforcement action by local councils.

The rule applies to all properties, whether managed directly or through an agent, and the sheet must be served either physically (printed copy sent to the tenant by post or handed over to them in person) or electronically (PDF attachment sent via email). Landlords must also ensure each tenant listed on the tenancy agreement (not just the primary tenant) receives the information sheet.

To make this process manageable, landlords should use April to:

• Update Onboarding Workflows - Incorporate the information sheet into every new tenancy process so it is issued automatically.
• Review Agent Processes - Confirm that letting agents understand their obligations, including how and when the information sheet should be served and documented.
• Ensure Rent Increase Procedures Align with Annual Limits: The sheet highlights tenants’ protections against excessive rent rises, so processes must reflect the new rules.

This is also an ideal moment to synchronise all property records across your team. Accurate bookkeeping, rent ledgers, tenancy documentation, and compliance evidence should be coordinated between your accountant, letting agent, and legal adviser. Having a single source of truth not only makes it easier to serve the sheet correctly but also strengthens your position if disputes or enforcement checks arise.

Landlords who treat this exercise as both a legal requirement and an operational efficiency opportunity will find that it strengthens tenant relations, streamlines workflows, and reduces risk across their property portfolio.

Conclusion

The Renters Rights Act isn’t just another legal change; it’s a revolution that will directly impact how landlords manage their properties day-to-day.

Therefore, with just a month left before it takes effect, now is the time to review agreements, update processes, and get your house in order.