Still Not Ready for 1 May? Here Is What Needs to Happen Now
A few weeks ago, we published our guide on preparing for the Renters' Rights Act ahead of the 1 May 2026 deadline. Since then, we have been speaking to landlords across the region every day — and the honest truth is that many are further behind than they realise.
With May now almost upon us, this is your detailed, no-nonsense breakdown of what still needs to be done, and why it matters.
Update Your Agreements Before You Sign Anything New
From 1 May 2026, fixed-term tenancies for new lets are gone. All new agreements must be periodic from day one, rolling on a month-to-month basis. Any existing fixed terms will convert to periodic tenancies once their current term expires.
If your agreements still reference fixed terms, break clauses, or Section 21 as a possession route, they need updating before you sign anything new. Using outdated paperwork after the deadline could leave you in a very difficult legal position if a dispute arises.
What to do
Check all existing tenancy agreements and note their end dates. Work with your agent to ensure any new agreements from May onwards reflect the periodic model, and remove any clauses that rely on fixed-term structures, as these will no longer apply.
Section 21 & Possession
Section 21 Is Gone — Know Your Alternatives
The abolition of Section 21 'no-fault' evictions is the headline change of the Renters' Rights Act, and it is generating a great deal of anxiety. The important reassurance is that you do not lose the right to regain your property — but you do need to understand the strengthened Section 8 grounds that replace it.
- Selling the property
- Moving in yourself or a close family member
- Significant rent arrears
- Anti-social behaviour by the tenant
Each ground has its own specific notice requirements and evidence standards. Speak to your letting agent now about which grounds are most relevant to your situation and make sure your documentation would support a claim if you ever needed to use one.
Rent Reviews
One Increase Per Year, With Two Months’ Notice
Under the new rules, rent can only be increased once every 12 months, and you must give tenants two months’ written notice before any increase takes effect. Tenants will also have the right to challenge increases they consider excessive through the First-tier Tribunal.
Ad-hoc or informal rent increases will not be compliant under this framework. Review when you last raised rents on each property, build a clear review schedule going forward, and set reminders to issue notice in good time. Keep increases in line with local market rates to minimise the risk of a tribunal challenge.
Tenant Selection
Remove Blanket Bans From Your Listings Immediately
From 1 May, blanket bans on renting to families with children or tenants in receipt of benefits will be unlawful. The same applies to blanket refusals of pets — each request must be considered individually on its own merits.
On pets specifically
You will retain the right to require tenants to take out pet insurance as a condition of approval. However, a flat refusal without proper consideration will no longer be acceptable. Review your listings, advertising, and application criteria now and remove any blanket exclusion wording.
Safety Certificates
Get Your Compliance Documents in Order Now
Phase 2 of the reforms will introduce a mandatory Private Rented Sector Database, requiring landlords to register their properties and upload key compliance documents. Getting these sorted now puts you well ahead of the curve when that requirement lands.
- Gas Safety Certificate — valid and renewed annually
- Electrical Installation Condition Report (EICR) — up to date
- Energy Performance Certificate (EPC) — current
It is also worth assessing now whether your properties are likely to meet the EPC C target expected under Phase 3. Properties that fall below this rating may require capital investment, and the earlier you identify what work is needed, the better placed you will be to plan and budget for it.
Awaab’s Law
Act on Damp and Mould Before Enforcement Does
Named after Awaab Ishak, whose death was linked to mould in social housing, Awaab’s Law will extend to the private rented sector and introduce strict timescales for landlords to address hazards such as damp, mould, and poor ventilation.
The precise timescales are still being confirmed, but the direction of travel is unambiguous: inaction will not be tolerated. If any of your properties have known damp or ventilation issues, address them now. A proactive fix today is far less costly than a complaint, an ombudsman referral, or a tribunal claim further down the line.
Record-Keeping & the Ombudsman
Your Documentation Is Your Best Defence
A new independent Landlord Ombudsman is coming as part of Phase 2. All landlords will be legally required to join the scheme, which will give tenants a faster and more accessible route to resolving disputes than going through the courts.
The best preparation you can do right now is to make sure that every tenant communication, maintenance request, complaint, and resolution is documented in writing. If you manage properties informally at the moment, now is the time to put proper processes in place. A clear paper trail is your strongest protection if a dispute is ever raised against you.
Not sure where your portfolio stands?
We are carrying out no-obligation compliance health checks for landlords right now. A straightforward conversation with one of our letting specialists can help you identify gaps, prioritise what needs doing, and put a plan in place before 1 May arrives.