On 1st May 2026, the Renters' Rights Act fully applies. A checklist of what landlords must do by 31st May, and 10 things to stop doing immediately.

Quick take: On 1st May 2026 (Labour Day), the biggest changes to private renting in thirty years come into force. Section 21 is abolished, fixed terms end, and all existing Assured Shorthold Tenancies (ASTs) convert to Assured Periodic Tenancies (APTs) overnight. Ignore this and you face civil penalties of up to £7,000 per breach.

Confused by the 1st May reforms? You don't need to read the whole Act. Ask Caira questions backed by the Renters' Rights Act and other legal documents for England & Wales. Ask a question now

The Big Shift: Midnight on 1st May

Unlike previous legislation that phased in changes, the Renters' Rights Act applies to all tenancies at the same time. Whether your tenancy started yesterday or ten years ago, on 1st May 2026 it becomes an Assured Periodic Tenancy. There are no transitional arrangements for existing fixed terms.

The Deadline: 31st May 2026

You do not need to issue a new tenancy agreement. In fact, you should not, because your old template almost certainly contains void clauses (like fixed terms). However, you must do the following by 31st May:

1. Serve the Information Sheet

You must serve the official government "Information Sheet" to all existing tenants. This document explains their new rights. Penalty for missing this: Up to £7,000.

2. Written Statement (If No Contract Exists)

If you have a "handshake" tenancy with no written agreement, you must provide a written statement of the core terms (rent, date of payment, etc.) by 31st May.

3. Student Lets: Ground 4A Notice

If you rent an HMO to students and plan to use the new "Ground 4A" to evict them for the next academic year (June-September), you must serve a written notice telling them this by 31st May. If you miss this deadline, you cannot use Ground 4A later.

10 Things You Must STOP Doing

From 1st May, common practices become illegal. If you continue doing these, you risk fines.

1. Stop Serving Section 21 Notices

The "no-fault" eviction is gone. Any Section 21 notice served on or after 1st May is invalid. You can only evict using Section 8 grounds (like rent arrears or selling the property).

2. Stop Relying on Fixed Terms

If your tenancy agreement says the term ends on 30th November 2026, ignore it. That clause is void. The tenant can give two months' notice to leave at any time from 1st May.

3. Stop Using Old AST Templates

Do not use your old tenancy agreement template for new lets. It likely references a fixed term, which is now a prohibited requirement. A landlord purporting to let for a fixed term faces a penalty.

4. Stop Taking Rent in Advance (Unless Voluntary)

You cannot include a binding clause requiring rent in advance (e.g., "rent is payable 6 months upfront"). Tenants can voluntarily offer it, but you cannot compel it in the contract.

5. Stop Blanket Bans on Families or Benefits

"No DSS" and "No families" bans are now defined as rental discrimination. You can only refuse based on affordability or suitability (e.g., overcrowding), not on benefit status or the presence of children.

6. Stop "Rental Bidding"

You cannot encourage or accept an offer higher than the advertised rent. If you list it for £1,500, you cannot accept £1,600. This is a strict liability offence.

7. Stop "Renewing" Tenancies

There is no renewal. The tenancy rolls periodically forever until the tenant serves notice or you have a valid legal ground to evict. Do not try to sign a new fixed term.

8. Stop Increasing Rent via Contract Clauses

Rent review clauses in your contract are void. You can only increase rent once a year using the Section 13 (Form 4A) process. Any other method is invalid and the tenant can ignore it.

9. Stop Advertising Without a Specific Price

Ads saying "POA" (Price on Application) or listing a price range are banned. You must state the specific rent figure.

10. Stop Delays

Penalties for non-compliance are severe. Local authorities can impose civil penalties of up to £7,000 for a first breach, rising to £40,000 for repeat offenders.

FAQ

Do I need to re-protect the deposit?

No. Because the tenancy is treated as "continuing", you do not need to re-protect the deposit or re-serve the Prescribed Information, provided it was done correctly at the start.

Do I need to do new gas safety/EPC checks on 1st May?

No. Existing safety certificates remain valid until their normal expiry dates. You do not need to re-serve them just because the tenancy type has changed.

Disclaimer: This article is general information, not financial, tax, or legal advice.