Ever since the Renters’ Rights Act 2025 received Royal Assent last autumn (27 October 2025),
landlords in England have been waiting, perhaps not eagerly, for the next addition to their legal
obligations under the new legislation.

From 01 May 2026, the new legislation radically changes how private tenancies work including the
abolition of fixed terms and no more “no fault evictions”
. A legally significant change is that Assured
Shorthold Tenancies (AST) will automatically become Assured Periodic Tenancies (APT). As fixed
terms will no longer be in place, all tenancies will become periodic i.e. rolling with rent periods of no
longer than a month.

One of the new legal compliance requirements is quite simple to fulfill, yet an expensive mistake if
you don’t. It entails informing existing tenants of the new rules that will come into effect as well as
formalising non-written tenancies. Failing to do so could leave the landlord facing a civil penalty of
up to £7,000, depending on the local council’s enforcement policy.
What landlords actually need to do depends on how the current tenancy agreement exists, whether
the tenancy is in written form, verbally agreed or implied arising through the actions of both the
landlord and tenant.

WRITTEN TENANCIES

If a written tenancy exists (in any form, wholly or partially) prior to 01 May 2026, a landlord is not
required to set up a new tenancy, however, they (and their letting agent) must issue what is known
as the Renters’ Rights Act Information Sheet 2026 which has just been published by HM
Government. Landlords MUST serve this to their tenants by 31 May 2026 to avoid facing that hefty
penalty. It must be served to all named adult tenants on the tenancy. This requirement also applies
to social housing providers who have non-social tenancies, however, it is not applicable to lodgers.

A vital point to note is if the landlord issues the Information Sheet to their tenant(s), any letting
agent, who manages the property on the landlord’s behalf, must ALSO issue the information to the
tenant, even if it has been provided by the landlord in the first instance.

This sheet includes information on statutory requirements such as notice periods, how rent
increases can be implemented, a tenant’s right to ask to keep a pet, student lets.

The Information Sheet must be served in the exact form as it has been published on the GOV.UK
website. Do NOT amend it or re-write it. It can be issued in hard copy (by hand/by post) or by
electronic means as an attachment i.e. email or text message. If you do send electronically, firstly,
your tenancy must explicitly allow this method of communication or the tenant expressly allows you
to send information to them if the tenancy is silent on this point. You must receive acknowledgement
or evidence that it has been received. Secondly, a message with a link to the information sheet will
not be valid, the document must be attached. This can be issued at any point from when it was
published up to the 31 May 2026 deadline.

Any contractual clauses in existing tenancies such as rent review clauses will no longer be
enforceable under the Renters’ Rights Act from 01 May 2026.

NON-WRITTEN TENANCIES

If a tenancy doesn’t exist in any written form, ie. it is wholly verbal or implied, and made prior to 01
May 2026, you do not use the information sheet. Instead a Written Statement of Terms must be
issued.

NEW TENANCIES

For new tenancies in England signed on or after 01 May 2026, you cannot issue an Assured
Shorthold Tenancy (AST), you must issue an Assured Periodic Tenancy (APT).

There is a legal minimum of what information must be given to new tenants. This is called the
Written Statement of Terms. This information can be provided within the new APT or as a
standalone document in addition to the tenancy. Your tenancy may include other information and
clauses relevant to the landlord, tenant or the property which must comply with the law. You must
furnish the tenant with this information prior to the tenancy being signed or otherwise agreed.

This Written Statement must include the following minimum:

Landlord’s details – full name of the landlord, and where there are joint landlords, full name
of each of the landlords must be provided.
Tenant’s details – full name of all the tenants.
Service address – as per the s.48 of the Landlord & Tenant Act 1987, you must provide a
physical postal address in England or Wales, where the tenant can serve a notice on the landlord. A
PO Box or mailbox is not allowed.
Address of the let property
Tenancy Start Date
Rent – the amount payable and when it falls due. Do note that rent periods cannot exceed
one month.
Rent Increases – an explicit statement indicating that in order to increase the rent, the
landlord must serve a s.13 notice (as per the Housing Act 1988).
Bills – where a bill payment is due and payable by the tenant to the landlord, it must be
stated that such payment exists and whether it is inclusive or in addition to the rent. If the latter, the
Written Statement must include the amount payable, or when the tenant will be notified of the
amount of each payment as well as notification of the due date of each payment.
Deposit – the amount of any deposit taken (as per s.213 of the Housing Act 2004)
Notice to Quit by Tenant – the minimum notice period a tenant must give when serving
notice to end the tenancy.
Landlord seeking Possession of let property – statement explaining that in order for the
landlord to bring an end to the tenancy, the landlord must seek a court order for possession and for
the order to be executed. To apply for this order, the landlord (or at least one where there are joint
landlords), must serve a notice of proceedings for possession using the prescribed form indicating
the ground(s) for possession, with any relevant notice period that must be given before proceedings
are begun.
Fitness for Human Habitation – Statement of the landlord’s legal obligation as per the
Homes (Fitness for Human Habitation) Act 2018
Repairs & Maintenance – to the extent where required and applicable in line with s.11 of the
Landlord & Tenant Act 1985, a statement stating the landlord’s obligations to ensure proper working
order and repair of (i) structure and exterior of property, (ii) installations for the supply of water, gas,
electricity, and sanitation, (iii) heating of the property (“space heating”) and water.
Electrical Safety – landlord’s legal obligation to ensure that safety standards are met in
relation to the electrical installation within the property throughout the tenancy, such inspections to
be carried out at least every 5 years or earlier if the current EICR (Electrical Installation Condition
Report) provides an earlier re-inspection date. Obligation to provide the tenant with a copy of the
report.
Gas Safety – landlord’s legal obligation to maintain gas fittings, appliances and any flues with
annual inspections carried out by Health & Safety Executive-authorised individuals as per the GasSafety (Installation and Use) Regulations 1998. Obligation to provide a copy of the record of the
inspection to the tenant.
Disability Improvements – where applicable, in line with s.190 of the Equality Act 2010, a
tenant has the right to apply for improvements for a disabled occupier and the landlord cannot
unreasonably withhold consent.
Pets – a tenant has the right to request to keep a pet as per s.16A of the Housing Act 1988
and the landlord cannot unreasonably refuse such consent.

Again, not providing this information may put you at risk of the civil penalty.

A FEW OTHER POINTS TO MENTION

As part of the Renters’ Rights Act, an existing AST converts to APT on 01 May 2026 and, for clarity,
the tenancy is treated as a continuous tenancy, and there will be no requirement to re-protect a
deposit or re-serve any compliance documentation (such as gas, electrical and energy efficiency).

For landlords with existing student (HMO) lets who wish to use the new ground 4A to gain
possession at the end of the 2025/26 academic year in order to re-let to new students, they must
provide a written notice to this effect by 31 May 2026. The Information Sheet does not count that as
that notice. Landlords should seek specialist advice to ensure any ground 4A notice is correctly
drafted and served in line with the one off transition arrangements for the 2025/26 academic year.

If a landlord has served a s.21 or s.8 prior to 01 May 2026, they can still seek possession to end a
tenancy under the previous rules.

On another tangent, on 27 December 2025, local housing authorities were handed new powers to
investigate landlords and letting agents. With increased civil penalties, councils will likely increase
their resources to investigate more properties within the private rented sector.

JUST A QUICK REMINDER…

Landlords and agents must serve the Information Sheet where a written tenancy exists, or if where a
tenancy is not in writing, you must provide the Written Statement of Terms to your tenants, with the
requirement that either must be served on or before the 31 May 2026 deadline to avoid being in
breach and potentially facing a penalty from the local council.

For new tenancies signed from 01 May 2026, you must either incorporate the Statement of Terms
within your APT or provide it alongside the tenancy to ensure you meet the new legal obligation..

My mantra where there are legal obligations and high penalties, is better to comply, or even
over-comply to be doubly sure. With ever increasing demands on landlords and legislative changes
yet to come, an audit trail with evidence is key in ensuring hassle-free tenancy administration.

This article is for general information only and is not legal advice. Landlords should check the latest
GOV.UK guidance and seek professional advice on their specific circumstances.

Notes to Editor:

This month, my colleague Joanna Dabrowska has written this important update on my behalf.
Joanna has been a self-managing accidental landlord in West London since 2018. Originally working
within the airline and airport industries supporting IT projects and later as a management
accountant, Joanna consolidated her skills into business transformation and management
consultancy.

In parallel to her corporate life, Joanna was a four-time elected borough councillor with portfolios in
planning and transport strategy. Following the 2019 general election, she was offered the
opportunity to work in Parliament supporting MPs in various constituencies around the country
where her intrigue for the private rented sector and its legislation blossomed.

Last year, Joanna agreed to join me in running a popular and well-respected Landlord & Tenant
Advice UK group on Facebook with over 46k members! She also provides landlord compliance,
advisory on regulatory affairs and administrative support outside of the group. Her dream is to own a
smallholding with a small flock of sheep one day and live “the good life”!

Renters’ Rights Act 2025 – New Landlord Obligations

WRITTEN TENANCIES

NON-WRITTEN TENANCIES

NEW TENANCIES

A FEW OTHER POINTS TO MENTION

JUST A QUICK REMINDER…

Further information on Renters’ Rights Act 2025:

Further help with landlord’s compliance obligations:

The future?

Notes to Editor:

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