Renters’ Rights Act: Landlord Checklist to get Ready for 1st May 2026
If you’re a landlord, the Renters’ Rights Act changes how tenancies work in England from 1 May 2026. In plain terms: most new lets move to assured periodic tenancies, rent rises have a tighter process, and the paperwork expectations get sharper.
What’s Changing? (the bits landlords actually feel)
From government guidance and sector updates, the big practical shifts landlords should plan for are:
- New rules apply on and from 1 May 2026 for the private rented sector in England.
- Landlords must give tenants certain written information about key tenancy terms for new tenancies before the tenancy is signed or otherwise agreed.
- Rent increases for assured periodic tenancies are limited to once a year, can’t happen in the first year, and must follow the section 13 process using Form 4A with at least 2 months’ notice (Form 4 still applies if notice is given before 1 May 2026).
- Fixed-term assured shorthold tenancies are effectively replaced by the new default model (industry guidance summarises this as “no more fixed terms as standard”).
Your landlord checklist for 1st May 2026
1. Refresh your tenancy “starter pack”
From 1 May 2026, landlords must provide mandatory written information about key terms for new tenancies, and it has to be provided before signing/agreeing the tenancy. You can include it within your tenancy agreement or provide it separately.
A simple way to stay organised: create one “move-in pack” PDF per tenancy that includes:
- The required “key terms” written information
- How and when rent is paid, and what happens if it’s late
- Repair reporting process (and what counts as urgent)
- Deposit details (if applicable) and who holds it
- House rules (bins, parking, smoking, alterations)
If you use templates, update them once and reuse them across your portfolio.
2. Make a plan for existing tenancies
If your tenancy agreement was signed before 1 May 2026 and you have a written record, you won’t need to re-issue it. Instead, you’ll need to give tenants a government-produced information sheet, which will be published in March 2026, and you have until 31 May 2026 to provide it (electronically or hard copy).
Tip: Set two calendar reminders now. These are:
- Mid-March 2026: download the information sheet
- Early May 2026: send it to all relevant tenants (with a simple “received” tracker)
If a tenancy is purely verbal and was agreed before 1 May 2026, you can’t use the information sheet - you must provide the written key terms instead by 31 May 2026.
3. Tighten your rent increase process
From 1 May 2026, rent increases for assured periodic tenancies are capped at once a year, and you can’t increase rent in the first year. You’ll need to use Form 4A and give at least 2 months’ notice. Even if you and the tenant have agreed the increase informally, the guidance says you still need to follow the section 13 process.
A landlord-friendly routine:
- Keep a mini “market rent evidence” folder (3-5 local comparables, dated)
- Put a yearly rent review date in your diary for each property
- Confirm discussions in writing (“Just to recap what we agreed…”)
- Avoid rent jumps that you couldn’t justify if challenged at tribunal
Also worth noting: if your tenancy agreement includes an automatic rent uplift clause, government guidance says it will no longer apply on or after 1 May 2026.
4. Keep your records “possession-ready”
Even good tenancies can go off-track: job loss, relationship breakdown, or simply communication issues. Your best protection is consistent documentation:
- A property timeline: inspections, repairs, complaints, contractor invoices
- Photo records from inspections (with dates)
- Written confirmation after calls
It’s not about expecting the worst - it’s about not getting caught out if you ever need to show what happened and when.
5. Make repairs smoother
Repairs usually become disputes when expectations are vague. A simple triage system helps:
- Emergency: safety risks or major leaks - act immediately
- Urgent: heating/hot water issues, security - quick response
- Routine: minor faults - schedule and keep tenant updated
If you’re working with a property management company in Wimbledon, ask us about updates and communication with tenants.
Want a quick landlord check-up before the changes kick in?
Your Home Managed can review your tenancy pack, your rent review process and your record-keeping so you’re ready for 1 May 2026.
Call 0208 125 7780 or email info@yourhomemanaged.com.
In the meantime, we’ve answered some of your common questions about the Renters Rights Act.
FAQs
When do the new rules apply?
Government guidance says the new rules apply on and from 1 May 2026 for the private rented sector in England.
Do I need to rewrite existing tenancy agreements?
If the agreement was signed before 1 May 2026 and you have a written record, you don’t need to re-issue it. You must send the government information sheet (published March 2026) by 31 May 2026.
What written information do landlords have to give for new tenancies?
From 1 May 2026, landlords must provide certain written information about key terms before signing or otherwise agreeing the tenancy. It can be inside the tenancy agreement or provided separately.
How do rent increases work after 1 May 2026?
For assured periodic tenancies, rent can be increased once a year, not in the first year, using Form 4A with at least 2 months’ notice under the section 13 process.
