Letting agents are entering a critical two-week window to prepare landlords and tenants for the first phase of the Renters’ Rights Act with sweeping changes set to take effect from 1 May 2026.
The reforms will fundamentally reshape tenancy structures and eviction processes across England, placing new operational and compliance pressures on agents tasked with implementing the changes at pace.
From May, Section 21 ‘no-fault’ evictions will be abolished, requiring landlords to rely on prescribed legal grounds to regain possession. At the same time, all new and existing tenancies will transition to a fully periodic system, ending the use of fixed-term assured shorthold tenancies.
For agents, this shift will require immediate updates to tenancy agreements, internal processes and landlord guidance, particularly around possession strategies and notice periods.
TIGHTER CONTROLS
The legislation also introduces tighter controls on rent setting and increases. Rents can only be raised once per year via a formal Section 13 process, while rental bidding will be banned outright – changes that will require adjustments to marketing practices and pricing strategies.
A key near-term compliance deadline falls at the end of May. By 31 May 2026, agents must ensure tenants receive the government’s official Renters’ Rights information sheet, with proof of service expected. Failure to comply could expose landlords – and by extension their agents – to enforcement action and financial penalties.
Transitional arrangements will add further complexity. Any Section 21 notices issued before 1 May remain valid only if legal proceedings are initiated by 31 July 2026, creating a narrow window for agents managing existing possession cases.
GREATER CLARITY
Propertymark says the changes are designed to deliver greater clarity and consistency across the private rented sector, but warned that successful implementation will depend on clear communication and robust processes at agent level.
The trade body is working with government and its member network to provide guidance and support during the rollout, as agents navigate one of the most significant regulatory overhauls in the sector in decades.
With just days to go, the focus for agents is shifting from awareness to execution and ensuring systems, documentation and landlord clients are fully aligned ahead of the 1 May deadline.
