Insights
Renters’ Rights Act impact on landlords: what the new guidance means
by Melisa Cindil
At Oakheart, we are already reviewing tenancy documents, rent review processes and possession planning so our fully managed landlords are prepared well before the new rules go live. The changes are significant, especially for landlords who rely on fixed terms, section 21 notices or older tenancy paperwork.
1) All assured and assured shorthold tenancies become periodic
One of the biggest parts of the renters’ rights act impact on landlords is the end of fixed-term assured shorthold tenancies in England. Existing ASTs will become assured periodic tenancies, and new tenancy agreements will also be periodic. In practice, that means tenancies will run on a rolling basis, usually monthly, without a fixed end date.
2) Section 21 ‘no fault’ evictions are ending
From 1 May 2026, landlords will not be able to use section 21 to end a tenancy. Instead, possession will usually require a section 8 notice, a valid legal ground for possession, the correct notice period, and in many cases a court order if the tenant does not leave.
3) Rent increases will follow the section 13 process
Another major renters’ rights act impact on landlords is how rent reviews will work. For assured periodic tenancies, rent can usually only be increased once a year, not in the first year of the tenancy, and landlords will need to use Form 4A under the section 13 process with at least two months’ notice. Any increase must reflect the open market rent, and tenants can challenge an above-market increase at the First-tier Tribunal. Guidance also says that a rent review clause agreed before 1 May 2026 cannot be used if the increase would take effect after that date.
4) Tenants can leave with at least two months’ notice
Tenants will be able to end an assured periodic tenancy by giving at least two months’ notice in writing. That notice must normally end on a rent day or the day before rent is due, unless a shorter period is agreed in writing. For landlords, this means more flexibility for tenants and less certainty around long-term occupation planning.
5) Landlords must consider pet requests fairly
The new rules also strengthen tenants’ rights to request a pet. Tenants must ask in writing, and landlords cannot refuse without a fair reason. Landlords will have 28 days to respond in writing, with a shorter response window if they ask for extra information first.
6) Student landlords have a specific possession route
For student landlords, the guidance confirms a specific route to regain possession using Ground 4A at the end of the academic year, but only where the required conditions are met. For some existing student tenancies signed before 1 May 2026, there is a temporary transition arrangement: landlords have until 31 May 2026 to give written notice that Ground 4A may be used, and can then serve notice between 1 May 2026 and 30 July 2026 using a shorter two-month notice period.
7) There is a new Information Sheet duty for existing written tenancies
The government’s new Renters’ Rights Act Information Sheet 2026 was published on 20 March 2026. Landlords and their agents must give the exact PDF to each named tenant on relevant existing assured or assured shorthold tenancies that were created before 1 May 2026 and have a written record of terms. This must be done by 31 May 2026, and the guidance says failure to comply can lead to a fine of up to £7,000. The document must be provided as a hard copy or as the PDF attached to an email or text message; sending only a link is not valid.
8) Verbal tenancies need written information instead
Where an existing tenancy created before 1 May 2026 is based entirely on a verbal agreement, the landlord should not use the Information Sheet. Instead, they must provide certain written information about the tenancy terms by 31 May 2026.
What landlords should do now
The renters’ rights act impact on landlords is not just about legal compliance. It affects tenancy setup, rent reviews, possession strategy, student lets, pet policies and day-to-day management processes. With the official guidance now live and the main changes starting on 1 May 2026, landlords should review existing tenancy files, update notices and templates, check how rent increases are handled, and make sure the correct tenant information is issued before the 31 May 2026 deadline.
At Oakheart, we are now auditing managed tenancies against the new guidance, updating our documents and advising landlords on the practical steps they need to take. If you would like us to review how the renters’ rights act impact on landlords affects your property or portfolio, contact our lettings team today.
