Skip to content

Renters’ Rights Act: Guide for Landlords in England

England only · updated 17 July 2026

The Renters’ Rights Act changed mainstream private assured tenancies in England from 1 May 2026. This guide organises the official landlord guidance into practical checks.

Jurisdiction: England. Do not use this page as a guide to occupation contracts in Wales, private residential tenancies in Scotland or private tenancies in Northern Ireland.

The central change

For a new private tenancy that falls within the assured regime in England, you can no longer create an assured shorthold tenancy. Most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026, and an old fixed end date no longer ends the tenancy. Assured periodic tenancies run on a rolling basis until the tenant ends the tenancy, the parties agree, or the landlord lawfully regains possession.

The label alone is not enough: confirm that the tenancy is actually within the assured periodic regime. Lodgers, holiday lets, certain student accommodation, very high or low rents and other arrangements can sit outside it.

Written information and tenancy terms

For a tenancy created on or after 1 May 2026, give the prescribed written information before signing or otherwise agreeing the tenancy. An oral agreement does not remove this duty. Review any template that still promises a fixed-term AST, automatic renewal or a section 21 route.

Different transition duties applied to older tenancies. For a pre-1 May tenancy with written terms, every named tenant should have received the government’s Renters’ Rights Act Information Sheet 2026 by 31 May 2026. For a pre-1 May tenancy based entirely on an oral agreement, the prescribed written information should have been supplied by that date instead. If a deadline was missed, check the current official guidance and obtain advice on the corrective step. Keep evidence of what was supplied, the version and the date.

Rent, bidding and advance payments

A written advert must state a specific rent. Do not ask for, encourage or accept an offer above the advertised amount. Do not ask for, encourage or accept rent before the tenancy agreement is signed; after signature, the general maximum is one month’s rent in advance. A rent increase must use the permitted process and timing; a clause in an old agreement does not override current law.

Pets and discrimination

A tenant’s pet request must be made in writing. Consider it on its facts, respond in writing within 28 days and do not refuse without a fair reason; the official guidance explains how a request for more information affects the response window. Separately, apply affordability and tenant-selection criteria consistently. Right to Rent checks remain an England requirement, but they must not be used as a pretext for unlawful discrimination.

Possession after section 21

Section 21 is no longer the route for new possession action under the post-1 May regime. A landlord must use an applicable possession ground, the correct form and notice period, and prove the ground where required. Some grounds restrict use during an initial period or what can happen after possession.

A valid section 21 or section 8 notice served before 1 May 2026 can fall within transitional rules. A pre-1 May section 21 notice may support court proceedings only within the official window — generally no later than 31 July 2026, and an earlier expiry can apply. Do not mix old and new forms or assume an old notice remains usable. Check the dedicated official transition guidance and obtain legal advice where dates, service, deposit compliance or the chosen ground are disputed.

Enforcement and record keeping

Local authorities have enforcement powers for breaches of the new regime. A practical compliance file should show the agreement and written information, rent history, deposit evidence, property and safety documents, communications and the basis for any statutory notice.

Landlord action list

  1. Identify which tenancies are assured periodic tenancies and which are outside the regime.
  2. Replace retired AST templates and section 21 workflows.
  3. Check prescribed written information for new tenancies and the correct information sheet or written terms for pre-1 May tenancies.
  4. Update advertising, rent-in-advance, rent-increase and pet-request processes.
  5. Train staff and agents on the current forms, grounds and notice periods.
  6. Audit open possession cases separately by notice date and obtain advice where needed.

Official sources