What the Renters' Rights Act actually means for letting agents — a practical guide
Applies to England. Wales, Scotland and Northern Ireland have their own rules. This is general information, not legal advice — check the primary legislation or take advice before acting on a specific case.
The Renters' Rights Act's tenancy reforms came into force on 1 May 2026. If you manage rental properties in England, this is 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 1 May 2026 — the dates below are from the Government's implementation roadmap.
What changes on 1 May 2026
Section 21 has been abolished. No-fault evictions are gone. Every tenancy is a periodic tenancy from day one — there are no more fixed terms. Landlords can only recover possession using the reformed Section 8 grounds, which 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 in writing within 28 days (extendable in limited cases) and can only refuse on reasonable grounds. Silence is not deemed consent, but an unreasonable refusal can be challenged.
Written statements. Every new tenancy must now have a written statement of terms, given before the tenancy is entered into. This is not a full AST — it is a standardised document covering rent, deposit, and key obligations.
What you needed to do by 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.
Failing to serve this document by the deadline is a breach that the local council can penalise with a civil penalty of up to £7,000. Tenancies agreed verbally need a written statement of terms by the same date instead.
The compliance calendar for the rest of 2026
1 May 2026: Tenancy reforms come 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 extends to landlords with qualifying income over £30,000 (it began in April 2026 for those over £50,000). Digital record-keeping is now a legal requirement.
15 December 2026: The PRS Database begins rolling out, starting in the West Midlands. Every landlord letting property in England must be registered by 14 November 2027, and each area gets a three-month window to sign up once it is called forward.
1 May 2026
Renters' Rights Act tenancy reforms come into force
Section 21 abolished. Every tenancy becomes periodic by default.
31 May 2026
Tenant Information Sheet deadline
Must be served to every existing tenant, with provable delivery.
15 Dec 2026
PRS Database rollout begins
Phased by region from the West Midlands; all landlords registered by 14 November 2027.
April 2027
Making Tax Digital for ITSA widens
Threshold drops from £50,000 to £30,000 qualifying income.
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.
Serious or repeat non-compliance can attract civil penalties of up to £40,000. This is not a theoretical risk — local authority enforcement teams are being funded specifically to pursue non-compliant landlords and agents.
£7,000
Maximum fine per tenancy for information-requirement breaches
28 days
To respond in writing to a tenant's pet request
Before signing
When a new tenancy's written statement of terms must be given
The one thing to do this week
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.
Free tool · no sign-up
Renters' Rights Act readiness check
Answer a few questions about how you let and manage, and see which of the new duties already apply to you.
Run the readiness check →Tekniti runs this work for UK landlords and letting agencies — tracking it, preparing it, and holding what matters for a person to approve. See how it works for landlords or for letting agencies, or write to hello@tekniti.ai.