Renters' Rights Act: Your May 2026 Landlord Checklist

From 1 May 2026, the Renters' Rights Act reshapes how private lettings work in England. If you let to individuals on assured periodic tenancies, the next few weeks are critical — not just for compliance, but for deciding whether your current model still makes sense.

Before 30 April 2026

• Section 21 notices: 30 April 2026 is the last day landlords can use Section 21 no-fault eviction notices. After that, possession must rely on Section 8 grounds only.
• New tenancies from January 2026: Assured shorthold tenancies starting on or after 1 January 2026 cannot be ended using Section 21.
• Review your pipeline: If you were planning to regain possession via Section 21, speak to a solicitor urgently about your options before the deadline passes.

From 1 May 2026 — existing and new tenancies

• Information Sheet: For existing tenancies, you must give tenants the government Information Sheet about the changes by 31 May 2026. Failure can result in a civil penalty.
• Periodic tenancies: Most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026.
• Rent in advance: You cannot ask for rent before a tenancy agreement is signed. After signing, advance rent is capped at one month.
• Rent increases: Only once per year, not in the first 12 months of a new tenancy, using Form 4A with at least two months' notice. Tenants can challenge above-market increases.
• Discrimination ban: Blanket refusals based on benefits receipt or having children are explicitly illegal. Assess each applicant on suitability — income can include benefits, but you may still decline on affordability, references, or credit checks.
• Advertising: Listings must show a specific price; you cannot accept or encourage offers above the advertised rent.

What this means for your strategy

Many landlords are re-evaluating portfolios in 2026 — particularly older, less efficient properties and those where void periods or tenant turnover already eat into returns. The regulatory burden on individual APT lettings is not going to shrink.

A corporate lease with a professional tenant sits outside the residential APT framework. Your agreement is governed by commercial contract terms — not Section 21, Section 8, or the periodic tenancy rules above. For landlords who want fixed income and a single partner for the lease term, that distinction matters.

This article is for general information only and does not constitute legal advice. Rules apply to England; seek professional advice for your circumstances.