What you’ll learn in this article:
- How the Renters’ Rights Act will change your tenancy from 1st May
- The key legal obligation you must complete before 31st May
- What the changes mean in practice for possession, notice, and pets
- The practical steps you should be taking now to stay compliant
With the Renters’ Rights Act coming into force on 1st May 2026, many landlords we speak to are asking the same question: “What do I actually need to do?”
There’s a lot of media focus and opinion around this legislation, but for most smaller landlords, the reality is more straightforward than it first appears. That said, there are a couple of areas where getting it wrong could be costly, so it’s important to understand where to focus your attention.
The big change: Fixed terms to periodic tenancies
From 1st May, all existing tenancies will automatically convert into Assured Periodic Tenancies. In simple terms, your tenancy will no longer have a fixed end date and will instead roll from month to month.
For many landlords, this is less about what you need to do and more about adjusting expectations. You won’t be issuing renewals in the same way, and tenants will have more flexibility around when they choose to leave.
That flexibility is worth thinking about. From May onwards, tenants can give two months’ notice at any point, and crucially, that notice doesn’t need to line up with a rent date. If you have a joint tenancy, notice from just one tenant will end the agreement for everyone.
In practice, this means you may find tenancies ending with less predictability than before, so having a ready-to-go plan for re-letting and a financial buffer for any unexpected rental income is important.
Act now on: “The Information Sheet”
If there’s one action to prioritise, it’s this.
The government has introduced a requirement for landlords to provide tenants with the official Renters’ Rights Act Information Sheet 2026. This document, available via GOV.UK, explains to tenants how their rights are changing.
What’s important here isn’t just that you send it, but how you send it.
You must provide the official version, in full, without any edits. It can be given in person, posted, or sent digitally, but if you’re sending it electronically it needs to be attached as a PDF. Simply emailing a link to the GOV.UK page won’t meet the requirement.
There is also a firm deadline of 31st May 2026. Miss that, and you could be facing financial penalties of up to £7,000.
If your property is managed, now is the time to check your agent has a clear plan in place. If you manage the property yourself, this responsibility sits entirely with you. Either way, it’s not something to leave until the last minute.
Communication matters more than ever
Although not a legal requirement, we would strongly recommend speaking to your tenants ahead of the changes.
From their perspective, the rules around their tenancy are shifting quite significantly. A short, clear message explaining what’s happening and what it means for them can prevent confusion and, in some cases, unnecessary disputes.
In general, landlords who take a proactive approach to these types of changes develop smoother relationships with tenants. It sets the tone and reinforces that you’re informed and organised.
Repossession is still possible, but it requires planning
One of the biggest concerns we hear is around regaining possession.
The key point is that you can still take your property back, but the process is now more structured and, in some cases, slower. For example, if you’re planning to sell or move back into the property, you’re typically looking at a four-month notice period.
This is where forward planning becomes essential. If you already know you may need the property back in the near future, it’s worth informing tenants of your plans well in advance, so they understand what the future might look like.
You’ll also need to rely on the correct Section 8 grounds, so having a basic understanding of how these work, and the likely timelines involved, will help you avoid surprises further down the line.
Tenants’ rights to have pets
Another change that will affect day-to-day management is around pets.
From 1st May, tenants have the right to request a pet, and landlords can no longer refuse this outright without good reason. If you do say no, you’ll need to justify that decision in writing with clear evidence as to why the property isn’t suitable.
In reality, this doesn’t mean every property will suddenly allow pets, but it does mean your reasoning needs to be considered and defensible. Blanket bans without explanation are unlikely to stand up if challenged.
What should you be doing now?
At this stage, most landlords don’t need to make dramatic changes, but there are a few sensible steps that will put you in a strong position.
First, make sure you’ve downloaded the correct version of the Information Sheet from GOV.UK and know how you’re going to distribute it. If you have an agent, get confirmation in writing that they’re handling this.
Secondly, take a moment to think about your medium-term plans for the property. If there’s any chance you’ll want to sell or move back in, understanding the new notice periods now will help you avoid delays later.
Finally, consider how you’ll communicate these changes to your tenants. A straightforward, professional message is usually all that’s needed, but it can make a noticeable difference in how smoothly things run.
In summary
The Renters’ Rights Act is a significant change, but for most landlords, it’s manageable with the right preparation.
The main risk isn’t the legislation itself, it’s overlooking the practical details and assuming you don’t need to do anything – particularly around the Information Sheet and evolving notice rules.
If you approach the changes with a clear plan, keep communication open with your tenants, and understand how the things affect your specific situation, there’s no reason this transition can’t be handled smoothly.
As always, if you’re unsure or would rather remove the time and extra effort of staying on top of legislation changes yourself, working with a knowledgeable agent can help ensure everything is done properly and on time.Speak to Grace Miller & Co today to seek professional support with these changes.
