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Section 21 is gone. Fixed-term tenancies are abolished. Fines reach £40,000. The clock is ticking, every landlord in England must act before 1 May 2026. Here's exactly what's changing, what it means for you, and how 99home keeps you fully compliant without the high street agent price tag.
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2026 — when all existing
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Key changes you must
understand right now
Unlike previous landlord legislation that rolled out gradually, the Renters' Rights Act comes into force in a single sweep. Every existing tenancy in England automatically converts to the new periodic assured tenancy regime on the same day. There is no grace period to catch up.
Self-managing landlords who don't understand the new possession grounds, the new Section 13 rent increase procedure, or the Information Sheet obligation will be exposed from day one. Ignorance is not a defence and the fines are very real.
The good news? For landlords using a compliant, up-to-date letting service, there is little to fear. 99home's ARLA-qualified team has tracked every clause, every secondary instrument, and every deadline, so your tenancy is bulletproof from day one.
Plain-English breakdown of every provision that affects you as a landlord, effective 1 May 2026.
You can no longer serve a Section 21 notice. To regain possession, you must use specific grounds under Section 8, including selling, moving in, or rent arrears of at least 3 months.
All tenancies become open-ended periodic tenancies from 1 May 2026. Existing ASTs automatically convert. You cannot grant new fixed-term tenancies from this date.
Every landlord with an existing written AST must serve the government's Renters' Rights Act Information Sheet on all named tenants by 31 May 2026. You cannot amend it — it must be served as-is.
All rent increases must use a new Form 4A (Section 13 notice) with 2 months' notice. Rent review clauses in existing agreements are no longer valid. Tenants can challenge increases at the First-tier Tribunal.
Blanket "no pets" clauses are unenforceable. You can only refuse a pet request with a reasonable, evidenced reason. You may require pet insurance and request a deposit of up to 3 weeks' rent.
For new tenancies, you cannot ask for or accept more than one month's rent in advance. Bidding wars above advertised rent are also banned.
All new tenancies must include a Written Statement of Terms covering mandatory information. For verbal tenancies, a written statement must be served by 31 May 2026.
The Decent Homes Standard now applies to private landlords. Properties must be safe, well-maintained, and in good repair. Local councils can impose fines up to £7,000.
You must investigate and address reported hazards like damp and mould within strict legal timeframes. Private sector implementation date is being confirmed.
All private landlords must register on the PRS Landlord Database. Both landlord and property must be registered to legally market and let properties.
Landlords must join the PRS Landlord Ombudsman scheme for dispute resolution. Membership requirements and fees are being finalised.
It is illegal to discriminate against tenants with children or on benefits. Violations can lead to civil penalties up to £40,000.
Every deadline you need to know — in order. Miss one and you're exposed to fines.
Check your current ASTs are compatible with the new regime. Understand possession grounds and choose your strategy.
Tenants will become aware of their new rights. Prepare accordingly.
All tenancies convert to periodic. Section 21 abolished. New rules apply immediately.
Failure to serve the official Information Sheet may result in fines up to £7,000.
Landlords must respond to hazards like damp and mould within strict legal timelines.
Landlords must join the PRS Ombudsman. Database registration will also become mandatory.
Local authorities now have enhanced investigatory powers. These are the fines you face if you're not compliant
| OFFENCE | MAXIMUM PENALTY |
|---|---|
| Failing to serve the Renters' Rights Act Information Sheet by 31 May 2026 | £7,000 |
| Attempting to grant a new fixed-term tenancy after 1 May 2026 | £7,000 |
| Failing to serve a Written Statement of Terms for a verbal tenancy by 31 May | £7,000 |
| Failing to meet the Decent Homes Standard | £7,000 |
| Accepting rent above the advertised price (rental bidding) | £7,000 |
| Discriminating against tenants with children or on benefits | £40,000 |
| Serious regulation breaches (raised from previous £30,000 cap) | £40,000 |
| Rent repayment orders (extended to 24 months — up from 12) | 24 months' rent |
Our ARLA-qualified team ensures your tenancy documents, listings, deposits and processes are fully compliant.
DOWNLOAD YOUR FREE RRA COMPLIANCE CHECKLIST →Every 99home package is designed around the new legislation. You get protection, compliance, and complete confidence — from £199
Every tenancy agreement we generate is updated to reflect the Renters’ Rights Act 2025. No fixed-term clauses. Written Statement of Terms included. Policies correctly drafted. Discount clauses free.
We handle serving the mandatory Renters’ Rights Act Information Sheet to all named tenants before the 31 May 2026 deadline — with full audit trail for your records.
When you need to raise rent, we issue Form 4A (Section 13 notice) with correct 2-month notice period. Rent review clauses are redundant — we handle it properly.
All deposits are registered with government-backed schemes (MyDeposits, DPS, TDS) within the required timeframe, with certificates and prescribed information served correctly.
Our team is ARLA-qualified and tracks every legislative change. Got a possession notice, rent challenge, or Awaab’s Law obligation? We’re on the phone.
The loss of Section 21 makes good tenant vetting more important than ever. Our referencing covers credit, employment, CCJs, and previous landlord checks.
"I had a great experience with this letting agency. The team was professional, friendly, and very responsive throughout with Puja Mehra doing an excellent job as team lead. Everything was handled smoothly and clearly, which made renting stress-free. I’d happily recommend them to anyone looking for a reliable and supportive letting agency."
"Amazing service! I am not local and cannot attend to my rental matters quickly, but 99homes has been very prompt in answering my questions. They provide timely reminders for certificate renewals, and their renewal rates are very reasonable compared to the market. Also, there are no additional fees to renew contracts, which allowed me to pass the savings on to the renters. Amazing service and highly recommended!"
UK Landlords Trust 99home
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Qualified & Regulated Team
All packages include RRA Complete Course I Guide Books I Property MOT I RRA Cheat Sheet *includes VAT
Every week you delay is a week closer to the 1 May 2026 commencement.
Get your tenancy compliant, your documents updated, and your Information Sheet ready — without paying high street agent fees.
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