Phase 1 of the Renters' Rights Act is now live, bringing significant legal changes for landlords across England. The new framework introduces several immediate obligations, many with strict deadlines and substantial penalties for non-compliance.

For landlords, the first month of implementation is critical. Establishing proper procedures now will help avoid legal complications later.

By 31 May 2026: Provide the government information sheet
Landlords with existing assured or assured shorthold tenancies created before 1 May 2026 must provide every named tenant with an individual copy of the official Renters' Rights Act Information Sheet 2026.

The requirement applies to each named tenant separately and must involve:

• Providing the official PDF directly
• Delivering it by email attachment or printed copy
• Keeping a dated record confirming delivery

Simply sending a website link does not satisfy the legal requirement.

Failure to comply may result in civil penalties of up to £7,000. Landlords using managing agents should confirm in writing that this has been completed on their behalf.

By 31 May 2026: Formalise verbal tenancy agreements
Where tenancies currently operate under verbal agreements only, landlords must provide tenants with written confirmation of the tenancy terms.

The written document should include:

• Rent amount and payment terms
• Deposit information
• Notice requirements
• Landlord and tenant details

This obligation applies alongside the requirement to provide the government information sheet.

By 31 July 2026: Act on existing Section 21 notices
Section 21 notices served before 1 May 2026 remain temporarily valid, but only if court proceedings are issued before 31 July 2026.

After that date:

• Existing Section 21 notices can no longer be relied upon
• Possession claims must proceed under Section 8 grounds instead
• Delays could result in restarting the possession process entirely

Landlords currently relying on an existing Section 21 notice should seek legal advice promptly to avoid missing the deadline.

Ongoing from 1 May 2026: New rent increase rules
Previous rent review clauses in tenancy agreements are now unenforceable.

From 1 May 2026 onward, landlords must:

• Use the formal Section 13 process
• Serve Form 4A correctly
• Provide at least two months' written notice
• Limit increases to once every 12 months

Any attempt to increase rent outside this process is unlawful under the new legislation.

Ongoing from 1 May 2026: Pet requests
Blanket bans on pets can no longer be automatically enforced.

If a tenant submits a written pet request, landlords must:

• Respond within 28 days
• Provide reasonable grounds for any refusal
• Keep written records of all requests and responses

Landlords may request suitable pet damage insurance where appropriate.

Ongoing from 1 May 2026: Safety compliance and possession rights
One of the most important changes affects possession proceedings under Section 8.

Courts may refuse possession orders where landlords have failed to maintain or serve required compliance documentation, including:

• Gas safety certificates
• Electrical safety certificates
• Valid EPC certificates
• Correct deposit protection documentation

Expired certificates no longer represent only a financial risk. They may also prevent landlords from regaining possession of their property through the courts.

Why acting early matters
The landlords most likely to navigate the new legislation successfully are those treating compliance as an ongoing management responsibility rather than a reactive exercise.

Reviewing tenancy documentation, safety records, and communication procedures now can significantly reduce future legal and operational risks.

Our lettings team can help you stay compliant under the new legislation. Get in touch today