Landlords
The Renters’ Rights Act: What Landlords Must Do Before May 2026
⚡ QUICK ANSWER
The Renters’ Rights Act is a complete overhaul of the private rented sector, live from 1 May 2026. Section 21 no-fault evictions are abolished. All fixed-term tenancies convert to periodic. Rent increases are limited to once per year with two months’ notice. Damp and mould must be fixed within 14 days. You must provide the Renters’ Rights Information Sheet to all tenants by 31 May or face a £7,000 fine. The deadlines are compressed — action is needed now.
This is not a minor tweak to landlord regulations. It is a fundamental restructuring of how you can manage properties, evict tenants, and set rents. Most landlords know something is changing. Few know exactly what they need to do in the next six weeks.
What are the deadlines and what happens if you miss them?
| Action | Deadline | Consequence |
|---|---|---|
| Serve Section 21 notice (if needed) | 30 April 2026 | No-fault evictions end after this date |
| Provide Information Sheet to all tenants | 31 May 2026 | Fine up to £7,000 |
| Automatic conversion to periodic tenancies | 1 May 2026 | Rent reviews limited to once/year |
| Stop requesting multiple months’ rent upfront | 1 May 2026 | Illegal for new tenancies |
| Damp/mould compliance (Awaab’s Law) | 1 May 2026 onwards | Civil penalty up to £30,000 |
| PRS Database registration | Late 2026 onwards | Mandatory for seeking possession |
⚠️ SIX WEEKS TO PREPARE
If you intend to use Section 21 to end a tenancy without cause, serve the notice by 30 April 2026. After that date, Section 21 is abolished entirely. Any notice served on 1 May or later is invalid.
How does eviction work after Section 21 is abolished?
From 1 May 2026, you can only evict using Section 8 with a specific reason (ground). The Act expands the available grounds to cover selling, moving back in, rent arrears, and serious breaches — but all now require longer notice periods.
| Ground | Notice period | Use |
|---|---|---|
| Rent arrears (3+ months) | 4 weeks | Documented arrears |
| Serious breach (damage, nuisance) | 4 weeks | Tenancy violations |
| Sale of property (Ground 1A) | 4 months | Landlord selling |
| Own occupation (Ground 1) | 4 months | Landlord moving in |
| Refurbishment (substantial works) | 4 months | Major renovation |
If you served a valid Section 21 before 30 April, the notice still expires normally (usually two months from service). If the tenant does not leave, you have until 31 July 2026 to apply to court. After that, no court will hear a Section 21 application.
✅ PLAN FOR FOUR MONTHS’ NOTICE
Selling or moving back in now requires four months’ notice instead of two. Build this into your planning. If you are thinking of selling in autumn 2026, you need to serve notice by late spring at the latest.
What happens to fixed-term tenancies and rent increases?
From 1 May 2026, all new tenancies are periodic. Existing fixed-term tenancies convert automatically. A periodic tenancy continues month-by-month indefinitely unless one party ends it with notice. The tenant can leave with two months’ notice. You can end it only using Section 8 with a valid ground.
For rent increases: once per year maximum, with two months’ notice (not one). The increase must reflect market rates. Tenants can challenge it at the First-tier Property Tribunal.
💡 RENT INCREASE NOTICE: CALCULATE 59 DAYS
The notice period is 59 days from the date of service, not a calendar two months. If you serve on 1 June, the increase takes effect no earlier than 30 July. Less than 59 days = invalid notice, and the tenant stays at the old rent. Keep dated proof of service.
What is the Information Sheet and how do you avoid the £7,000 fine?
You must provide the Renters’ Rights Information Sheet 2026 to all tenants by 31 May 2026. The fine for missing this is up to £7,000. It applies to all existing and new tenancies from 1 May.
Download the exact PDF from GOV.UK. You cannot edit it. Email the PDF file itself to the tenant (not a link to the page), or print and hand it over. Keep proof: the email with attachment, or a photograph of the physical copy in the tenancy file.
⚠️ DO NOT EMAIL A LINK
Emailing a link to the GOV.UK page does not count as providing the Information Sheet. You must send the actual PDF file or print and deliver a physical copy. Local authorities enforce this strictly. Councils started serving enforcement notices in early 2026 on landlords who had not complied.
What are the new rules on damp, mould, and property condition?
From 1 May 2026, Awaab’s Law applies to the private rented sector. If a tenant reports damp or mould covering more than one square metre, or penetrating internal walls, you have 14 days to inspect. If you confirm the issue, you have 14 days to fix it (or begin works). Failure triggers civil penalties up to £30,000.
| Condition | Inspect within | Fix within | Penalty |
|---|---|---|---|
| Damp/mould over 1m² or penetrating | 14 days | 14 days | Up to £30,000 |
| Other repairs | No statutory deadline | Normal obligations | Standard enforcement |
The Decent Homes Standard also now applies to the private rented sector. Properties must be safe and in good repair: roofs that do not leak, walls free of damp and mould, working boilers, closing windows, safe electrics, functioning plumbing, and adequate heating. Local authorities can fine up to £7,000 for non-compliance.
What changes affect deposits, pets, and discrimination?
Deposits: Maximum is one month’s rent for new tenancies. Total upfront money is capped at one month’s rent plus one month’s deposit (two months maximum). You cannot charge additional deposits for pets or guarantors.
Pets: Tenants have a statutory right to request permission to keep a pet. You cannot blanket ban them. You have 28 days to respond, must give your reason if you refuse, and cannot refuse unreasonably.
Benefits and children: You cannot refuse a tenancy because the tenant receives housing benefit or has children. These are now explicit protected statuses under the Act.
What penalties apply and how strictly are they enforced?
| Breach | First breach | Serious/repeat |
|---|---|---|
| Failure to provide Information Sheet | Up to £7,000 | Up to £40,000 |
| PRS Database non-registration | Up to £7,000 | Up to £40,000 |
| Damp/mould: failure to inspect in 14 days | Up to £7,000 | Up to £30,000 |
| Unreasonable pet refusal | Ombudsman/court complaint | Possible damages |
| Benefits/children discrimination | Ombudsman/court complaint | Possible damages |
Local authorities are actively pursuing compliance. Do not assume you will be overlooked. The fine applies per landlord, not per property.
Frequently asked questions
Do I have to serve Section 21 before 30 April if I want to sell?
No. If you are selling, use Section 8 Ground 1A from 1 May onwards with four months’ notice. You only need Section 21 if you want to evict without giving a reason.
My fixed-term tenancy ends in July — what happens?
It automatically converts to periodic on 1 May. Provide the Information Sheet by 31 May and a written statement of the new periodic terms. To end it, you will need a Section 8 ground.
Can I increase rent in May if I gave one month’s notice in April?
Under the old rules, yes — if your notice was served and valid before 1 May. From 1 May onwards, all increases need two months’ notice (59 days) and must follow the once-per-year limit.
What counts as dangerous under Awaab’s Law?
Damp or mould covering more than one square metre, or penetrating walls. Also: electrical hazards, gas leaks, structural damage, broken windows. If you are unsure, treat it as dangerous and inspect within 14 days. Document everything with photographs.
What if I don’t provide the Information Sheet by 31 May?
Fine up to £7,000. Local authorities are actively enforcing this. Councils began serving enforcement notices in early 2026. Do it now.
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