The Renters’ Rights Act: The Changes Landlords Aren’t Hearing Much About

Most landlords will have heard the big headlines around the Renters’ Rights Act, the end of Section 21, periodic tenancies, stronger tenant protections.

What’s less talked about are the practical, operational changes sitting underneath. The ones that don’t always make the news but will affect how you manage your property day to day.

Here are some of the key areas’ landlords should be aware of and start preparing for now.

• No More Rent in Advance - One Month Only

Up-front payments will be capped at one month’s rent. Landlords will no longer be able to request six or twelve months’ rent in advance.

This is a significant shift, particularly for:

• Student Lets
• Tenants arriving from overseas
• Applicants who may not pass standard referencing

Alternative risk-management options will need to be considered well in advance of May 2026.

• First Month’s Rent Cannot Be Taken Before the Tenancy Is Signed

This is a major procedural change.

Landlords must not request or accept the first month’s rent until the tenancy agreement has been fully executed (signed by all parties).

The key implication is important to understand:

• If the tenant does not pay the first month’s rent on time, the landlord must still provide the keys and allow occupation

This fundamentally changes how move-ins need to be managed and documented.

• The How to Rent Guide Is Being Scrapped

The long-standing requirement to serve the How to Rent guide will end.

This document has historically been one of the prescribed items landlords were required to issue before the start of a tenancy. Under the new regime, it will no longer form part of the mandatory documentation.

While this removes one administrative step, it does not reduce the wider expectation around clear tenant information and transparency.

• Late Deposit Protection Will No Longer Block a Section 8 Notice

Under the current system, a deposit must be protected within 30 days and the prescribed information served within the same timeframe. Failure to do so invalidates a Section 21 notice until the deposit is returned in full.

Under the new regime:

• Late deposit protection will not invalidate a Section 8 notice

This removes one of the most common technical issues that historically derailed possession claims, although correct deposit handling remains essential.

• Tenants Can Give Notice on the Day They Move In

Because all tenancies will become periodic from day one, tenants will be able to give two months’ notice at any point, including on the day they move in.

The notice must still expire on the first or last day of a rent period. While this is expected to be rare in practice, it is legally possible and should be understood.

• One Joint Tenant’s Notice Will End the Tenancy for All

Where a tenancy is held jointly, any one tenant will be able to give notice to end the tenancy for all joint tenants.

This applies even if the other tenants are unaware the notice has been served.

This creates a significant risk point for shared households. Landlords will need to act quickly to:

• Avoid void periods
• Prevent disputes
• Ensure remaining occupiers are not left without a valid written tenancy

• A New Information Sheet Must Be Given to Existing Tenants

The Government will issue a mandatory information sheet explaining the difference between ASTs and the new APT system.

All tenants who signed before 1 May 2026 must receive this document between 1 and 31 May 2026.

This includes tenants who signed in 2025 but are not due to take up occupation until 2026. This is a transitional requirement that should not be overlooked.

• You Can Still Refuse Pets But Only With a Reasonable Justification

Despite some of the headlines, landlords can still refuse pets.

However:

• The tenant must make a formal written request
• Requests must be considered fairly
• Any refusal must be reasonable and defensible

This area is likely to be shaped further by case law, so clear reasoning and documentation will be important.

• Limited Companies Cannot Use Ground 1 Under Section 8

Many landlords moved properties into limited companies to address Section 24 tax changes. One consequence that’s often missed is this:

• Section 8, Ground 1 (landlord or family member moving back in) will not be available to limited companies

Companies cannot occupy property and do not have family members. This restriction will apply regardless of prior ownership history.

• Section 21: The Final Deadlines

Section 21 will be abolished from 1 May 2026.

In practical terms:

• 4:30pm on 30 April 2026 is the last moment a Section 21 notice can be served
• 31 July 2026 is the final date to submit a court application

Section 21 cannot expire before the end of a fixed term. Any ASTs with an end date after 31 July 2026 will not be able to rely on Section 21 at all.

Our View

These changes may not dominate the headlines, but they will shape how lettings operate.

Understanding them early gives landlords time to:

• Adjust systems and processes
• Update documentation
• Avoid last-minute pressure ahead of 1 May 2026

If you’d like support reviewing how these changes affect your portfolio - whether you self-manage or use an agent - we’re here to help.

Need support without handing everything over?

If you’re self-managing, the Renters’ Rights Act doesn’t stop you but it does raise the bar on structure, records and timing.

Our Lettings PA service is designed for landlords who want to stay in control while knowing nothing critical is being missed.

We help with:

• Compliance checks and reminders

• Reviewing tenancy paperwork and processes

• Clear guidance on notices, deposits and documentation

• Calm, practical support when legislation changes

It’s not full management.
It’s professional back-up when you need it.

👉 Get in touch to arrange a no-pressure compliance review.

https://personaleconomypartners.com/landing/book-a-clarity-call

Self-Managing Will Require More Structure

None of these changes stop landlords from self-managing, but they do change what good self-management looks like.

It’s becoming less about firefighting and more about:

• Systems
• Checklists
• Timelines
• Consistent communication

The landlords who stay confident under the new rules will be the ones who are organised, proactive and supported.

Our Take

The Renters’ Rights Act isn’t about catching landlords out, but it does expect a more professional, accountable approach.

As Lisa Bailey puts it:

“Most landlords want to do the right thing. The challenge now is making sure the right thing is documented, consistent and defensible if it’s ever questioned.”

That’s where preparation and the right support makes all the difference.

What’s changing is the importance of:

• Clear records showing checks were completed correctly
• Evidence of when and how checks were carried out
• Consistency across all tenants, not just new ones

Missing or poorly recorded checks could become a bigger issue than many landlords expect.

Administrative Errors Will Be Harder to Excuse

Historically, small admin mistakes were often resolved informally. Under the new framework, those margins are shrinking.

Examples include:

• Incorrect dates on notices
• Inconsistent tenancy paperwork
• Missing or duplicated documents
• Confusion between versions of guidance or certificates

Individually these may seem minor but taken together they can weaken a landlord’s position if a dispute arises.

Complaints Will Have a Formal Escalation Route

With the introduction of a Landlord Ombudsman, tenants will have a clearer route to escalate concerns.

That makes:

• Timely responses
• Clear explanations
• Written records of decisions

more important than ever. Even where a landlord has acted reasonably, poor documentation can work against them.

Self-Managing Is Still Possible  But Less Informal

None of these changes prevent landlords from self-managing. What they do change is the level of structure required.

Going forward, successful self-managing landlords will need:

• Systems for tracking compliance
• Clear checklists and reminders
• Written processes for common scenarios

It’s less about volume of work – and more about consistency.

Our Perspective

The Renters’ Rights Act isn’t designed to trip landlords up, but it does raise expectations around professionalism and record-keeping.

As Lisa Bailey explains:

“Most issues we see aren’t landlords doing the wrong thing – they’re landlords doing the right thing without the paperwork to back it up.”

That’s where support and structure really matter.

What landlords should review before 1 May 2026

Before the Renters’ Rights Act comes into force, it’s worth checking:

• How you handle rent at move-in, including first month payments
• Whether your deposit protection process is documented and consistent
• Your joint tenancy procedures, particularly around notice
• How pet requests are logged, considered and responded to
• Whether any properties are held in limited companies, and which possession grounds apply
• Your approach to record-keeping, evidence and written communication
• That you’re prepared to issue the new mandatory information sheet in May 2026

A calm review now is far easier than a rushed fix later.