Renters Rights Act 2026

The biggest change to landlord law in a decade. Key provisions take effect May 1, 2026. Are you ready?

Days

Hours

Minutes

Seconds

until May 1, 2026

Don't Get Caught Unprepared

Landlords who fail to comply face civil fines of up to £7,000 per offence. Criminal prosecution after 28+ days of non-compliance can result in penalties up to £40,000. The information sheet is now published — there are no more excuses.

Three RRA Deadlines, Not One

Most landlords only know about May 1. In reality, there are three critical compliance deadlines between now and the end of July 2026. Missing any one of them carries serious consequences.

Three-stage compliance timeline

1. Serve S21 notice

Before April 30, 2026 at 4:30pm

Last chance to issue a Section 21 no-fault eviction notice

2. Serve required documents to tenants

Before June 1, 2026

Up to three separate documents must be served depending on your tenancy type: (1) Government Information Sheet for all AST tenants (now available), (2) Written Statement of Terms for oral tenancies, (3) Ground 4A statement for student HMOs. £7,000 penalty for each missed document.

3. File court application

By July 31, 2026

S21 notices served before May 1 become unenforceable after this date if no court application is filed

Sources: NRLA (Ben Beadle), Kennedys Law, Goodlord, University of Liverpool.

What Is the Renters Rights Act?

The Renters' Rights Act 2025 is the most significant reform to England's private rented sector in over 30 years. It abolishes Section 21 “no-fault” evictions, introduces new tenant protections, and creates strict information requirements for landlords. Key provisions take effect on May 1, 2026, with the information sheet deadline following on May 31.

5 Key Changes Landlords Need to Know

Section 21 Abolished

No-fault evictions are gone. Landlords can no longer evict tenants without a valid reason. All evictions must now use Section 8 grounds.

Tenant Deposit Protection Extended

Deposit protection requirements are strengthened with extended timelines and clearer rules for returning deposits at the end of a tenancy.

Rent Increase Limits

Rent can only be increased once per year with 90 days’ notice. Tenants can challenge excessive increases through a tribunal.

Landlord Information Requirements

Landlords must provide up to three documents to existing tenants by May 31, 2026: the GOV.UK information sheet (all AST tenants), a Written Statement of Terms (oral tenancies only), and a Ground 4A statement (student HMOs). Failure to serve any carries a £7,000 civil penalty (starting £4,000) and becomes a criminal offence after 28+ days (up to £40,000).

Written Rent Increase Proposals

All rent increases must be made through a formal written proposal using the prescribed form, giving tenants clear notice and the right to challenge.

The Information Sheet — Now Published

GOV.UK Information Sheet Published

The GOV.UK information sheet is now live. The document — “Written information that must be given to tenants: landlord guidance” — was published on GOV.UK on March 19, 2026. Landlords can download and serve it to tenants immediately — no need to wait until May 1.

Deadline

May 31, 2026

All existing AST tenants

Civil penalty

£7,000

Starting at £4,000

Criminal (28+ days)

Up to £40,000

Criminal offence

The sheet covers: rent increases, tenancy fees, deposit protection, property standards, electrical/gas safety, and repossession rules. It can be served digitally or on paper.

Download PDF →GOV.UK Guide →Full Breakdown →

Three Documents Required by May 31 — Not Just One

Most RRA coverage only mentions the Information Sheet. In reality, landlords may need to serve up to three separate documents to existing tenants by May 31, 2026 depending on their tenancy type. Failure to serve any of them carries a civil penalty of up to £7,000.

Document 1 — All written tenancies

Government Information Sheet

Required for all existing assured shorthold tenants with a written or partly written agreement. Covers rent increases, deposit protection, property standards, repossession rules, and more. Download PDF — published March 19, 2026.

Document 2 — Oral tenancies only

Written Statement of Terms

If your tenant has no written tenancy agreement (an oral or verbal tenancy), you must provide a Written Statement of Terms setting out the key terms of the tenancy. This is the “trap” most landlords will miss — many older or informal tenancies have never had a written agreement.

Document 3 — Student HMOs

Ground 4A Written Statement

If you let a student HMO and may want to recover possession under the new Ground 4A (purpose-built student accommodation), you must serve a written statement informing the tenant of this ground before the tenancy begins or, for existing tenancies, by May 31.

Sources: The Independent Landlord (published March 20, 2026), Squire Patton Boggs.

RRA Compliance Isn't Just a Fine — It Could Be a Criminal Record

28-Day Criminal Escalation

Most landlords assume RRA non-compliance is a civil fine. It starts that way — but it can escalate to a criminal offence faster than you think.

Stage 1 — Initial breach

Civil penalty £4,000–£7,000

Failure to serve required documents by May 31

Stage 2 — 28+ days later

Criminal offence — up to £40,000

If the breach continues for 28+ days after the civil penalty is imposed, the landlord commits a criminal offence and faces prosecution or a subsequent fine of up to £40,000

Repeat offence — within 5 years

Up to £40,000 per repeat offence

Any repeat breach within 5 years of a previous penalty also attracts the higher £40,000 ceiling

Legal tip: Burges Salmon recommends that landlords with partly-written tenancies serve both the Information Sheet and a Written Statement of Terms to “over-comply” — removing any ambiguity about which document obligation applies.

Source: Burges Salmon legal analysis.

GOV.UK Publishes the Forms That Replace Section 21

6 New Assured Tenancy Forms — Published March 20, 2026

GOV.UK has published 6 new assured tenancy forms for privately rented properties from May 1, 2026. The most important is Form 3A — the new Section 8 possession notice that replaces the Section 21 process. Other forms cover tenancy variations, notices to quit, and landlord notices.

Important

The current published versions are watermarked and cannot be used yet. Functional versions will be available from May 1, 2026. Familiarise yourself with the new forms now so you're ready when Section 21 is abolished.

View Forms on GOV.UK →

Source: GOV.UK — Assured tenancy forms for privately rented properties from 1 May 2026.

Is Your Property Ready for May 1?

Use this checklist to make sure you're compliant before the deadline. Every item needs to be in order.

Electrical Safety Certificate (EICR) — valid and up to date

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Gas Safety Certificate (CP12) — annual check done

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Fire Risk Assessment — valid and current

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Energy Performance Certificate — minimum E rating

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Deposit protected — DPS, TDS, or MyDeposits

Right to Rent checks — verified for all tenants

Property meets Decent Homes Standard

All required documents served to tenants (deadline May 31) — info sheet, written statement if oral tenancy, Ground 4A if student HMO

Check Your Borough's Requirements

Many London boroughs have additional licensing requirements on top of the Renters Rights Act. Check your borough for specific obligations.

Barking & Dagenham →Brent →Croydon →Hackney →Haringey →Havering →Hillingdon →Islington →Lambeth →Newham →Southwark →Sutton →Tower Hamlets →Waltham Forest →Wandsworth →Westminster →

Frequently Asked Questions

When does the Renters Rights Act come into force?

Key provisions of the Renters Rights Act 2025 take effect on May 1, 2026. This includes the abolition of Section 21 no-fault evictions and new landlord information requirements.

What is the landlord information sheet?

The information sheet is a GOV.UK document titled ‘Written information that must be given to tenants: landlord guidance’, published on March 19, 2026. It covers rent increases, tenancy fees, deposit protection, property standards, electrical/gas safety, and repossession rules. Landlords must provide it to all existing AST tenants by May 31, 2026. It can be served digitally or on paper, and landlords can serve it immediately — no need to wait until May 1.

When must I give the information sheet to tenants?

You must provide the information sheet to all existing assured shorthold tenants by May 31, 2026. For new tenancies created from May 1, 2026, you must provide separate written information at the start of the tenancy.

What happens if I don’t provide the information sheet?

Local authorities can issue a civil penalty of up to £7,000 (starting at £4,000). If you fail to provide it for 28 or more days, it becomes a criminal offence carrying penalties of up to £40,000.

Can I still evict tenants after May 1?

Yes, but only using Section 8 grounds (such as rent arrears, antisocial behaviour, or the landlord needing to sell or move in). Section 21 no-fault evictions are abolished.

What happens to Section 21 notices already served before May 1?

Existing S21 notices served before May 1, 2026 remain valid, but only if the court possession application is filed by July 31, 2026. After July 31, even validly-served S21 notices become unenforceable. This means landlords have a two-stage deadline: (1) serve the S21 notice before April 30 at 4:30pm, and (2) file the court application by July 31. Source: NRLA (Ben Beadle).

What is the June 1 information leaflet deadline?

In addition to the May 1 and July 31 deadlines, landlords must provide all existing assured shorthold tenants with the government-produced information sheet before June 1, 2026 (deadline is May 31). The information sheet was published on GOV.UK on March 19, 2026 — landlords can download and serve it immediately. It can be provided digitally or on paper. Failure to provide it carries a civil penalty of £4,000–£7,000, rising to a criminal offence (up to £40,000) after 28+ days. Sources: GOV.UK, Kennedys Law, Goodlord, University of Liverpool.

What is the Written Statement of Terms for oral tenancies?

If your tenant has no written tenancy agreement (an oral or verbal tenancy), the Renters Rights Act requires you to provide a Written Statement of Terms by May 31, 2026. This document sets out the key terms of the tenancy. Many older or informal tenancies — particularly long-standing arrangements — have never had a written agreement. This is the obligation most landlords will miss. Failure to provide it carries a civil penalty of up to £7,000. Sources: The Independent Landlord, Squire Patton Boggs.

What is the Ground 4A statement for student HMOs?

Ground 4A is a new possession ground under the Renters Rights Act for purpose-built student accommodation. If you let a student HMO and may want to recover possession under Ground 4A, you must serve a written statement informing the tenant of this ground. For existing tenancies, this must be done by May 31, 2026. For new tenancies from May 1, it must be served before the tenancy begins. This only applies to landlords of student HMOs — most residential landlords do not need this document.

Can RRA non-compliance lead to a criminal record?

Yes. If a landlord is fined for failing to serve required RRA documents and the breach continues for more than 28 days after the civil penalty is imposed, the landlord commits a criminal offence. The subsequent penalty rises to up to £40,000 or criminal prosecution. Repeat offences within 5 years of a previous penalty also attract the £40,000 ceiling. Burges Salmon recommends landlords with partly-written tenancies serve both the Information Sheet and a Written Statement of Terms to ‘over-comply’ and avoid ambiguity. Source: Burges Salmon.

What are the 6 new assured tenancy forms published by GOV.UK?

On March 20, 2026, GOV.UK published 6 new assured tenancy forms for use from May 1, 2026. The key form is Form 3A — the new Section 8 possession notice that replaces the Section 21 process. Other forms cover tenancy variations, notices to quit, and landlord’s notices. The current published versions are watermarked and cannot be used yet — functional versions will be available from May 1. Landlords should familiarise themselves with the new forms now so they are ready when Section 21 is abolished.

How often can I increase rent?

Rent can only be increased once per year. You must give tenants at least 90 days’ notice using the prescribed form. Tenants can challenge any increase they consider excessive through the First-tier Tribunal.

Do I need to allow pets?

Landlords cannot unreasonably refuse a tenant’s request to keep a pet. You can require the tenant to take out pet damage insurance. Your pet policy must be included in the written information provided to new tenants.

Get BoroughReady

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Sources

GOV.UK: Written information that must be given to tenants: landlord guidance (PDF) — Published March 19, 2026 on GOV.UK

GOV.UK: Assured tenancy forms for privately rented properties from 1 May 2026 — Published March 20, 2026

Burges Salmon: Criminal offence escalation analysis (28-day rule, repeat offences within 5 years).

This page is for informational purposes only and is not legal advice. Consult a solicitor for tenancy-specific questions.