After years of deliberation and months of preparation, the Renters’ Rights Act has now reached its commencement date. As a landlord, it is important that you understand the new rules and changes now in effect.

We appreciate this has been widely discussed and many will be relieved to see it become the new norm. However, we have set out a final, concise summary below, along with links to further guidance. As always, we encourage you to reach out to us should you have any specific questions.

What Happens From Today

As of 1 May 2026, all existing Assured Shorthold Tenancies (ASTs) have automatically converted into Assured Periodic Tenancies (APTs).

Importantly, this is not a new tenancy or a renewal—your existing tenancy continues, but with updated terms under the new legislation.

Exemptions

The following are not affected by these changes:

• Tenancies governed by the Rent Act 1977
• High-value tenancies (over £100,000 per annum)
• Lodger agreements

Key Actions for Landlords

No need for a new tenancy agreement

If you already have a written AST, it remains valid—there is no requirement to issue a new agreement.

Information Sheet requirement

You must serve the new Information Sheet by 31 May 2026.

Compliance documents remain valid

There is no need to re-serve:

• Gas Safety Certificates
• EICRs
• EPCs

Deposits

There is no requirement to re-protect existing deposits.

Oral tenancies

If a tenancy was previously agreed verbally, a Written Statement of Terms must be issued by 31 July 2026.

Notices & Rent

Section 13 (rent increases)

Any notices served before today remain valid, even if they take effect after 1 May.

Rent review clauses

From today, these can no longer be used to introduce rent increases effective after 1 May.

Section 21 notices

Any Section 21 notices served before today remain valid, but will lapse if court proceedings are not issued by 31 July 2026.

Major Changes Now in Effect

Section 21 abolished

“No-fault” evictions are no longer permitted. Landlords must now rely on Section 8 grounds to regain possession.

Fixed terms removed

Any tenancy that had a fixed term extending beyond today has now become periodic. Tenants are no longer tied to the original end date.

Tenant notice periods

Tenants can now give two months’ notice to end a tenancy. Where a shorter notice period exists in the agreement, tenants may rely on that instead.

Additional Considerations

Joint tenancies

Notice served by one tenant will end the tenancy for all parties. Where remaining tenants wish to stay, a new agreement will be required.

Guarantors

Existing guarantor agreements are expected to continue, although this will depend on the wording. We recommend reviewing these where necessary.

Rent periods

Rent periods are now capped at a maximum of one month.

Rent in advance

• Existing agreements allowing rent in advance remain valid
• For new tenancies, requesting rent in advance is no longer permitted
• Requesting rent before a tenancy begins may breach the Tenant Fees Act

These changes mark a significant shift in the lettings landscape, and we understand there is a lot to take in. We are here to support you, so please do get in touch with the Greater London Properties team if you would like tailored advice on how this impacts your properties. Your Home, Your Story.