Landlords and letting agents across the UK now have just a month to prepare for the first stage of the Renters’ Rights Act (RRA), which comes into effect on 1 May 2026. Propertymark has warned that failure to comply with the new regulations could result in significant financial penalties, highlighting the importance of using the remaining weeks to finalise preparations. This marks the most substantial overhaul of the private rented sector (PRS) in decades, and it will be introduced in three distinct phases to ensure a smooth transition.
The initial phase of the RRA focuses on transforming how tenancies are both created and ended. One of the headline changes is the abolition of Section 21 ‘no-fault’ evictions from 1 May. Notices issued before this date, however, will still be considered valid, and landlords must begin any necessary court proceedings to regain possession by 31 July 2026. These transitional arrangements give landlords a defined window to adjust to the new legal framework while maintaining fairness for tenants.
Propertymark’s chief executive, Nathan Emerson, emphasised the urgency of compliance, saying: “The first phase of the Renters’ Rights Act is fast approaching, and any failure by landlords or letting agents to adhere to the new rules could lead to substantial fines. Propertymark is supporting its members through detailed guidance, webinars, online resources, and ongoing communication with the government to ensure the sector is prepared for the changes ahead.”
Tom Goodman, managing director of Goodlord Group, also weighed in on the timeline. “After an unusually long lead-up, the RRA is now almost upon us. With just a few weeks to go, agents are working hard to implement the operational updates necessary for compliance. However, some processes still need finishing, so every remaining week must be used efficiently,” he said.
A major change introduced by the RRA is the replacement of fixed-term assured shorthold tenancies with assured periodic contracts. This allows tenants to remain in their properties indefinitely, provided they comply with the terms of their tenancy, while still retaining the right to leave with two months’ notice. Landlords will need to rely on defined statutory grounds for possession, such as serious rent arrears, intentions to sell, or plans for the landlord or a family member to move into the property.
For student accommodation, transitional arrangements are in place. Between 1 May and 30 July 2026, landlords will be able to use Ground 4A to regain possession with two months’ notice, ensuring alignment with the academic year. This provision recognises the unique cycles and requirements of student housing.
The RRA also introduces stricter controls on rent increases, limiting them to once per year. Bidding for tenancies will be banned, and protections against discrimination will be extended. Local authorities are being granted wider powers to enforce the legislation, including the ability to investigate breaches and issue financial penalties to landlords or agents who fail to meet their obligations.
Tenants named on any tenancy agreement must receive a copy of the government’s “Renters’ Rights Act Information Sheet 2026” by 31 May, either physically or electronically. Simply providing a web link will not suffice. To support its members, Propertymark has issued a model assured periodic tenancy agreement, along with templates, checklists, and guidance covering key dates and required actions during the transition period.
Goodman urged agents to act immediately. “It’s essential that agents make a detailed checklist of all actions required in the coming weeks, such as distributing the mandatory information leaflet. Teams must be fully briefed on the new rules and prepared for an expected surge of tenant enquiries. While the changes may seem daunting, delaying updates is not an option. Operational systems need reviewing and updating now to prevent fines. The sector has proven its resilience before and can adapt successfully to these changes.”
The extended preparation period also allows landlords and agents to test new systems and processes, ensuring they can manage Real-Time Collaboration tools, tenancy renewals, and database updates without disrupting tenants. Web hosting, software platforms, and management tools must all be aligned with the new requirements to guarantee smooth operations from 1 May onwards.
Overall, the countdown to the Renters’ Rights Act marks a critical moment for the PRS. Landlords and letting agents must act decisively to meet compliance deadlines, provide clear guidance to tenants, and ensure operational systems are fully updated. While the changes introduce new obligations, they also offer an opportunity to build trust with tenants and demonstrate professionalism. The focus on stability, transparency, and tenant rights is reshaping the sector, signalling a shift towards a more regulated and equitable rental market.
Download NOW
4 Simple Steps To Becoming Wealthy Through Property