Countdown to the Renters’ Rights Act deadline begins

Landlords and letting agents have one month to prepare for the first phase of the Renters’ Rights Act, with Propertymark warning that compliance failures could carry financial penalties.

The Act, the biggest overhaul to the PRS in decades, takes effect on 1 May 2026 and will be introduced in three phases.

To start with are the measures that reshape how tenancies are created and, just as importantly, how they are ended.

From 1 May, Section 21 ‘no-fault’ evictions will be abolished, though notices served before that date will remain valid.

However, landlords must begin court proceedings by 31 July 2026.

Landlords must comply

Propertymark’s chief executive, Nathan Emerson, said: “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 continues to support its members through online resources, guidance documents, webinars, and ongoing engagement with the UK government to ensure the sector is well prepared as implementation progresses.”

Tom Goodman, the managing director of Goodlord Group, said: “After what has felt like the longest legislative run-up in history, the RRA is now hurtling towards us at warp speed.

“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.”

Periodic tenancies

Fixed-term assured shorthold tenancies will also be replaced with assured periodic contracts which allow tenants to remain indefinitely provided they comply with the agreement.

They also retain the right to leave with two months’ notice.

New statutory grounds for possession will apply so landlords will need to rely on defined circumstances, including serious rent arrears, an intention to sell, or plans for the landlord or a family member to move in.

A transitional provision will apply to student accommodation under the Act.

Between 1 May and 30 July 2026, student landlords can use Ground 4A to regain possession with two months’ notice, aligning with the next academic year.

Councils have more powers

Rent increases will be limited to once per year, bidding for tenancies will be banned and protections against discrimination are extended.

Local authorities, meanwhile, are given broader enforcement powers and can investigate breaches and issue financial penalties where landlords or agents fail to meet their obligations.

The government’s ‘Renters’ Rights Act Information Sheet 2026′ must be provided to all named tenants by 31 May, either physically or electronically, and not via a web link.

Propertymark has issued an assured periodic tenancy agreement for members, along with template documents and a checklist covering key dates and required actions during the transition.

Agents should act now

Goodlord’s Tom Goodman said: “I’d urge all agents to make a clear, up-to-date list of all the actions they need to take in the coming weeks – such as the mandatory distribution of the government’s information leaflet to all tenants – to ensure nothing slips the net.

“They also must ensure that their teams are across all the details of the new rules and ready to field the likely waves of calls and emails from tenants that will be unlocked in four weeks.

“It might seem overwhelming, but agents really cannot afford to delay any longer. Operational systems must be updated now, before the risk of fines kicks-in.

“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.”