What changed
The main tenancy reforms of the Renters' Rights Act 2025 came into force on 1 May 2026. Existing assured shorthold tenancies became assured periodic tenancies on that day, with no action needed to convert them.
Some lets were never assured tenancies and are not covered, including lodgers who live in your home, lets to a company rather than a person, holiday lets and some student accommodation. If you are unsure which applies, take advice before relying on this guide.
| Before 1 May 2026 | From 1 May 2026 | |
|---|---|---|
| Tenancy type | Assured shorthold, often for a fixed term | Assured periodic, rolling monthly or weekly with no end date |
| Ending it as landlord | Section 21 no-fault notice or Section 8 | Section 8 notice on a legal ground only |
| Tenant leaving | At the end of the fixed term, or by notice | Two months' notice at any time |
| Rent increases | Rent review clause or Section 13 | Section 13 notice only, once a year |
| Information for tenants | How to Rent guide | Written statement of terms, or the Information Sheet for existing tenancies |
The written statement of terms
For a tenancy that starts on or after 1 May 2026, section 16D of the Housing Act 1988 and the Written Statement of Terms Regulations 2026 require you to give the tenant a written statement before the tenancy is agreed. It can be part of your tenancy agreement. It must include:
- your name and a postal address in England or Wales where the tenant can send notices;
- the names of the tenants and the address of the property;
- the date the tenancy starts;
- the rent, when it is due, and that any increase follows the Section 13 process;
- which bills, if any, are included in the rent;
- the amount of any deposit;
- the tenant's notice period, which can't be more than two months;
- that you can only end the tenancy with a possession order on a Section 8 ground;
- your duties on fitness for human habitation, repairs, electrical safety and, where there is gas, gas safety;
- how the tenant can ask for disability adaptations and for permission to keep a pet.
Councils can fine a landlord up to £7,000 for not giving one.
Tenancies that started before 1 May 2026
If the tenancy was in writing, you had to give every named tenant a copy of the government's Renters' Rights Act Information Sheet 2026 by 31 May 2026. It must be the exact PDF published on GOV.UK. If it was a verbal tenancy, you had to give a written statement of terms by the same date.
If you missed the deadline, give it now and keep a record of when and how you sent it.
The How to Rent guide has been withdrawn. You only need it for a Section 21 notice served before 1 May 2026.
Finding and choosing tenants
- Advertise the asking rent, and don't accept offers above it or invite bids.
- Don't ask for rent before the tenancy is agreed.
- Don't refuse tenants because they have children or receive benefits.
- Consider every request to keep a pet, and only refuse with a good reason.
Raising the rent
Use a Section 13 notice on Form 4A, give at least two months' notice, and raise the rent no more than once a year. Tenants can challenge an increase at the First-tier Tribunal, which can't set the rent above the market rate.
Ending a tenancy
You need a Section 8 notice on one or more grounds, and then a court order if the tenant doesn't leave. The main changes:
- To sell the property or move in yourself or a family member, give four months' notice. You can't use these grounds in the first 12 months of the tenancy.
- The mandatory rent arrears ground needs at least three months' rent owed, at the time of the notice and at the hearing.
- The court won't order possession unless the deposit was protected and the prescribed information given, or the deposit has been returned.
Enforcement
Councils have new powers to investigate landlords and can issue civil penalties. Rent repayment orders can now cover up to two years' rent and apply to more offences.
What comes next
The PRS database opens region by region from 15 December 2026: see our guide to PRS database registration. Later stages of the Act bring a landlord ombudsman and apply the Decent Homes Standard to private rentals. Check GOV.UK for dates.
How LetRecord helps
Add a tenancy and LetRecord adds the right row for its start date: the written statement of terms for tenancies from 1 May 2026, or the Information Sheet for earlier ones. Record the date you gave it, upload the copy you sent, and LetRecord keeps it with the deposit, gas, electrical and Right to Rent records a court or council may ask to see.
Common questions
Do my existing tenants need a new tenancy agreement?
No. Their tenancies became assured periodic tenancies automatically on 1 May 2026. If the tenancy was in writing you needed to give each named tenant the Information Sheet by 31 May 2026; if it was verbal, a written statement of terms.
Can I still offer a fixed-term tenancy?
No. New assured tenancies are periodic, rolling from one rent period to the next until the tenant gives notice or you get a possession order.
How much notice does a tenant have to give?
Two months, unless the written statement sets a shorter period. You can also agree with the tenant to end the tenancy sooner.
What happens if I don't give a written statement?
Your council can fine you up to £7,000. You still need to give the statement, so do it as soon as you can and keep a record of when and how you sent it.
Official sources
This guide explains the rules in general terms and is not legal advice.
Free PRS registration checklist
Not ready to sign up? Get the step-by-step checklist for registering on the private rented sector database, with the dates for every region.