What the Renters' Rights Act actually means for letting agents — a practical guide

The Renters' Rights Act comes into force on 1 May 2026. If you manage rental properties in England, this will be the most significant legislative change since the Housing Act 1988. Here is what actually changes, what you need to do, and the deadlines you cannot miss. This article was written ahead of the Act coming into force — the deadlines below are confirmed by the UK Government.

What changes on 1 May 2026

Section 21 will be abolished. No-fault evictions will be gone. Every tenancy becomes a periodic tenancy from day one — there will be no more fixed terms. Landlords will only be able to recover possession using the reformed Section 8 grounds, which will include mandatory grounds for sale and landlord occupation but with stricter notice periods.

Pet requests. Tenants have the right to request permission to keep a pet. Landlords must respond within 42 days and can only refuse on reasonable grounds. If they don't respond, consent is deemed granted.

Written statements. Every tenancy must now have a written statement of terms provided within 28 days of the tenancy starting. This is not a full AST — it is a standardised document covering rent, deposit, and key obligations.

What you need to do before 31 May 2026

The single most urgent action: serve the Tenant Information Sheet to every existing tenant. This is a GOV.UK prescribed document that explains the tenant's rights under the new Act. You must be able to prove delivery — email with read receipt, or signed acknowledgement.

If you fail to serve this document, you cannot use any Section 8 ground to recover possession. It is the equivalent of the old prescribed information requirement for deposits, but it applies to every tenancy.

The compliance calendar for the rest of 2026

1 May 2026: Act comes into force. Section 21 abolished. Periodic tenancies become the default.

31 May 2026: Deadline to serve Tenant Information Sheet to all existing tenants.

April 2027: Making Tax Digital for Income Tax Self Assessment begins for landlords with qualifying income over £50,000. Digital record-keeping is now a legal requirement.

Late 2026 / early 2027: The PRS Database is expected to launch. All landlords will be required to register their properties and demonstrate compliance. Details are still being finalised, but prepare for a registration requirement.

What happens if you miss a deadline

Local authorities have been given enhanced enforcement powers under the Act. Fines of up to £7,000 per tenancy can be issued for failure to comply with information requirements. Repeated offences can result in higher penalties.

More critically, failure to serve the Tenant Information Sheet means you lose the ability to seek possession under any ground. This is not a theoretical risk — local authority enforcement teams are being funded specifically to pursue non-compliant landlords and agents.

How Tekniti handles it

Tekniti's compliance module tracks every regulatory deadline across your portfolio — RRA information sheets, gas safety certificates, EICRs, deposit protection, Right to Rent checks. Each requirement has an automated deadline, a document delivery trail, and an audit log. When enforcement teams ask for evidence, you have it.