Renters’ Rights Act: what landlords must do now
The Renters’ Rights Act’s main provisions came into force in England on 1 May 2026, abolishing Section 21 “no-fault” evictions and converting most tenancies to rolling periodic ones. Landlords had until 31 May to give every tenant the official government information sheet or face a fine of up to £7,000.
What changed on 1 May
England saw the biggest shake-up of the private rented sector in a generation on 1 May 2026, and it reaches around 11 million renters. Two changes landed on landlords straight away. Section 21 “no-fault” evictions are abolished, so to regain possession you now need a valid Section 8 ground (one of the legal reasons for eviction set out in law). The notice you have to give under those grounds runs from four weeks to four months.
Alongside that, almost every existing assured shorthold tenancy converted to a rolling periodic tenancy. Fixed terms are over. A tenancy now runs month to month until one side ends it under the new rules.
Your compliance checklist
Three tasks need your attention, and the first one has a hard deadline.
- Issue the information sheet by 31 May
Give every named tenant on a written tenancy that began before 1 May the official Renters’ Rights Act information sheet.
It has to be the actual document, either handed over in person or sent as an attachment. A link does not count.
Miss the deadline and the penalty is up to £7,000 per tenancy.
- Rent increases
You can raise the rent only once a year, with at least two months’ notice on the prescribed form.
Tenants can challenge an increase they think is above market rate at tribunal.
- Pets and deposits
Tenants can request to keep a pet and you can’t unreasonably refuse.
You can no longer ask for more than one month’s rent in advance.
The longer horizon: Decent Homes and EPC C
Two further changes are worth planning for now, and you have time to do it properly. A reformed Decent Homes Standard will apply to privately rented homes from 2035, and it hands councils new powers to enforce standards of condition and repair. From 1 October 2030, rented homes will need a minimum EPC rating of C (an energy efficiency grade). That covers both new and existing lets, unless a valid exemption is registered.
Both point the same way. It is easier to budget for the work over the next few years than to face it all at once, and energy upgrades in particular can take a while to plan and fund.
What it means for the investment case
New compliance costs arrive at the same time as higher borrowing costs. Average buy-to-let fixed rates rose from about 4.84% at the start of March 2026 to around 5.59% by early April, as the Middle East conflict pushed up funding costs, while the Bank of England held base rate at 3.75%. Tighter rules and dearer finance together squeeze net yields.
The numbers are worth a fresh look: your financing and remortgage options, whether to hold property personally or through a limited company, and the cost of bringing homes up to standard. The buy-to-let calculator is a good place to start, and a Clearview adviser can help you stress-test a portfolio against the new rules.
Renters’ Rights Act at a glance
- Main provisions in force
- 1 May 2026
- Information-sheet deadline
- 31 May 2026
- Max fine (missed sheet)
- £7,000
- Section 21 evictions
- Abolished
- Avg buy-to-let fixed rate
- ~5.59% (early Apr)
- BoE base rate
- 3.75%
Sources: GOV.UK, Shelter & Moneyfacts · England · to early May 2026.
Sources & method
Figures verified against primary sources on 1 May 2026.
- GOV.UK — Renters’ Rights Act information sheet 2026
- Shelter England — Renters’ Rights Act changes for private renters
- GOV.UK — A reformed Decent Homes Standard (policy statement)
- NRLA — Tenancies agreed before 1 May 2026
- Which? — What’s happening to buy-to-let mortgage rates (Moneyfacts data)
Provisions verified against GOV.UK and Shelter guidance on 1 May 2026. Rules apply to England — check the latest official guidance before acting.
This article is general information for landlords, not legal, tax or mortgage advice. Your property may be repossessed if you do not keep up repayments on a mortgage secured against it.