The 1 May 2026 implementation stage has passed, bringing some of the most significant changes to tenancy law in England in a generation. Fixed-term assured shorthold tenancies have now transitioned to the new periodic tenancy framework, Section 21 has been abolished, and a new set of rules now governs how landlords manage rent increases, possession, and tenant relationships.
But the work does not stop at the implementation date. Several important obligations and deadlines fall in May and June, and landlords who treat the transition as complete risk falling foul of requirements that remain in force.
The information sheet deadline: 31 May 2026
One of the most immediate post-implementation tasks is the distribution of the government's Renters' Rights Act Information Sheet 2026 to all existing tenants. Current transitional guidance indicates that the information sheet is expected to be provided to all named tenants during the implementation period, either as a physical copy or electronically, for example via email. Simply sharing a web link may not satisfy the requirement.
This is not an optional step. Current transitional guidance indicates that all named tenants should receive their own copy of the information sheet during the implementation period. If your tenancy was based entirely on a verbal agreement rather than a written one, landlords are also expected to provide tenants with a written record of the agreed terms. Check your portfolio now, identify every tenancy to which this applies, and ensure distribution is completed promptly.
Section 21 notices served before 1 May: act before 31 July 2026
If you served a Section 21 notice before the 1 May implementation date, that notice remains valid, but time is limited. Under the transitional arrangements, court proceedings relating to a Section 21 notice served before 1 May 2026 must generally begin by 31 July 2026. After that date, the notice cannot be relied upon, and you would need to pursue possession through Section 8 grounds instead.
If you have an active Section 21 notice and intend to proceed with possession, take legal advice promptly and do not allow the July deadline to pass without action.
Student landlords: a specific transitional window
If you let to students, a specific transitional provision applies during this period. Between 1 May and 30 July 2026, student landlords can use Ground 4A to give two months' notice to regain possession. This measure has been put in place to support the student lettings cycle ahead of the 2026/27 academic year. If you need to use this ground, the notice must be served within the window. Check the specific requirements carefully before serving notice under Ground 4A.
Rent increases: process matters
Any rent increase you implement from 1 May 2026 must go through the formal Section 13 process. This requires completing the relevant government form and giving each tenant at least two months' written notice. In most cases, contractual rent review clauses are expected to be superseded by the new Section 13 process for rent increases.
If you are planning a rent review in the coming months, map out when notices need to be served in order to meet the two-month requirement, and ensure every named tenant receives their own individual copy of the form.
Record-keeping is now a compliance issue
Local authorities have enhanced powers to investigate and enforce compliance, including the ability to issue financial penalties where landlords or agents fail to meet their obligations. This makes thorough record-keeping not simply good practice but a direct line of protection. Ensure your safety certificates are current, deposit protection is documented, tenancy terms are in writing, and all communications with tenants are retained and accessible.
Looking further ahead
A later phase of implementation is expected to introduce a mandatory national landlord database requiring private landlords to register, followed by the landlord ombudsman scheme. These are not distant concerns. Keeping pace with the rollout from this point onwards requires ongoing attention rather than a one-off adjustment.
Propertymark has emphasised that robust record-keeping, clear communication, and early action are essential during the transition, and that any failure to comply with the new requirements could result in significant financial penalties. As the rollout continues, this remains an important period for landlords and agents to review processes, update documentation, and ensure compliance requirements are being met.
Need help navigating the new rules? Talk to our lettings team today.
