🔑 Renters' Rights Act - all you need to know

Tenancy Status:

No more assured shorthold or fixed term tenancies. All existing and future tenancies that would otherwise have been ASTs will become assured tenancies, these will become periodic and will run in alignment with the frequency with which rent is paid.

Deposits:

The existing tenancy deposit rules that currently apply to ASTs will continue to be applicable to all new assured periodic tenancies.

Rent:

You cannot require tenants to pay more than one month’s rent in advance.

You can increase rents once per year and increase notices served under s13 have to provide at least 2 months’ notice specifying the proposed new rent.

Guarantors:

Guarantors can still be requested but they are no longer responsible for any charges should a tenant die.

Possession:

Section 21 notice (no fault evictions) are banned and break clauses in existing ASTs that transition into assured tenancies under the new regime will be of no effect.

A new Schedule 2 is inserted into the Housing Act 1988 specifying the grounds for possession. This includes a new ground where a landlord intends to sell its interest in the building.

Termination by Tenants:

Tenants can serve notices to vacate at any time giving 2 months’ notice.

For full information, review the GOV.UK guide: Guide to the Renters’ Rights Act

1. Read up on the rules & sign up to government alerts

Familiarising yourself with the changes is the best place to start. While you may have seen coverage in the news or from industry bodies, the official guidance on gov.uk is the most reliable and up-to-date source, especially for landlords. Understanding the changes will help ensure you’re compliant from 1st May 2026, saving you time and money in the long run. It’s also recommended that you sign up to government alerts so you can stay informed about any updates as they happen.

2. Get vital paperwork ready

You’ll need to provide key documents to your tenants by specific deadlines, and these are legal requirements, so it’s important to act promptly. You can share them via email or hard copy, but you must be able to prove they were delivered on time.

For existing tenants with written agreements, you must provide the government’s information sheet by 31st May, explaining how the Renters’ Rights Act affects their tenancy.

For all new tenancies starting on or after 1st May 2026, you must provide written details of the tenancy terms, including your name and address, rent details, deposit amount, repair responsibilities, and bills. This ensures both parties clearly understand their rights and responsibilities and helps prevent disputes.

3. Fix your rent increase routine

The Renters’ Rights Act sets clear rules on rent increases from 1st May. Any increases must be limited to once every 12 months, require at least two months’ notice, and must be carried out formally using a Section 13 notice. This applies even if you’ve already discussed the increase with your tenant informally. Following this process ensures transparency and compliance with the new legal framework.

4. Check your ads are compliant with the Act

With the changes approaching, now is the time to review any property adverts to ensure they meet the new rules. From 1st May, you must publish a clear asking rent and cannot invite or accept offers above that amount, meaning bidding wars are no longer allowed. You also cannot request more than one month’s rent upfront, and only after the tenancy agreement has been signed by all parties. Additionally, you must not discriminate against prospective tenants, for example by refusing those with children or those receiving benefits. It’s important to review and update your listings, emails, agent scripts, and any tenant-facing websites to avoid accidental breaches.

5. Keep a proper record of your due diligence

Keeping clear and organised records is essential, especially as councils now have increased powers to investigate non-compliance. Maintaining a digital record for each property is a practical approach, including documents such as safety certificates, EPCs, deposit information, licences, right-to-rent checks, and repair logs. Having everything documented will help demonstrate compliance and protect you if issues arise.

6. Student landlords: write to tenants by 31st May

If you are a student landlord, you must formally write to your tenants by 31st May to end the tenancy using Ground 4A of the Renters’ Rights Act. After notifying them, you can issue a two-month notice to end the tenancy between 1st May and 30th July 2026. This temporary measure is designed to maintain the usual cycle of student housing availability ahead of the new academic year. After 30th July 2026, the required notice period will increase to at least four months, so it’s important not to miss this window.

For a full list of the changes Reposit is making, please review our guide: Renters’ Rights Act: Reposit Partner Guide