On 1 May 2026, the tenancy reforms contained in the Renters' Rights Act 2025 will come into force. As explored in an earlier briefing, the first stage of implementing the new regime will bring about seismic changes to the PRS, so landlords and managing agents need to take steps now to ready themselves for operating in compliance with it.
Are you ready for 1 May 2026? Seven steps towards compliance
Overview
Vacant possession:
If you plan to serve any section 21 notices, the window closes on 30 April 2026.
All existing assured shorthold tenancies ("ASTs") of student accommodation (including PBSA) will become assured periodic tenancies ("APTs") on 1 May 2026 so if you are a code-compliant PBSA landlord or a landlord of student HMOs, consider using the modified ground 4A repossession process for the 2025/26 academic year. This involves firstly serving written notice on the students by 31 May 2026 that you could use the procedure, then secondly serving two months' notice seeking possession on a date between 1 May and 30 July 2026.
Written statement of terms:
Audit your portfolio to check whether all your tenants have a written tenancy. If any of them have purely oral tenancies, serve a written statement of terms on them (discussed here) by 31 May 2026 and also consider putting a written periodic tenancy in place (see step 6 below). If any tenants are occupying under tenancies that are partly oral and partly written, see step 3 below.
Information Sheet:
Serve an Information Sheet on tenants who are already in occupation under the terms of an AST on 1 May 2026. This must be done by 31 May 2026 and can be sent in hard copy or as a PDF attachment to an email, and must be sent to each tenant individually.
Rent increases:
Take steps to agree rental increases before 30 April 2026 if appropriate – once the new regime is in place, this can only be done annually by serving Form 4A and can be challenged by the tenant in a process which will mean that, even if the Tribunal agrees that the proposed new rental figure reflects market rent, the start date for the new rent will be delayed.
Check adverts:
Ensure that all advertising materials and processes in respect of tenancies to start after 1 May comply with the new regime, including stating the “proposed rent” and ensuring that no higher rental offers are accepted; and making sure that applicants are not put off from applying or later refused merely because they are in receipt of benefits or have children.
New form assured period tenancy agreements:
Prepare new form APT agreements for use with all new tenancies entered into after 1 May 2026. These must contain all the information set out in the Assured Tenancies (Private Rented Sector) (Written Statement of Terms etc and Information Sheet) (England) Regulations 2026. If not, you will need to serve a written statement of terms on the new tenants.
Pets:
Under the new regime, tenants will have the right to request to keep a pet and you will not be able to unreasonably refuse consent. All refusals must be notified in writing with reasons, and tenants can challenge your decision. It will therefore be vital to set out in the APT or the tenants' handbook the details of the process your tenants must follow to request a pet; the tenant's obligation to care for a pet in the property; how the tenant must look after the property if they keep a pet in it; and the tenants' duties in respect of the property at the end of the tenancy.
