The government has now released an extensive set of 24 guidance documents to help landlords prepare for the first phase of the Renters Rights Act, which comes into force on 1st May 2026. This marks one of the biggest shifts in the private rented sector in decades, and all existing and future private tenancies in England will transition to the new system from that date.

Below, we break down what this means for landlords, what actions you may need to take, and how you can stay fully informed as the reforms unfold.

A New Tenancy System for All Landlords

From 1st May 2026:

• All existing assured shorthold tenancies (ASTs) will automatically convert to the new tenancy structure.
• All new tenancies signed on or after this date must follow the updated rules, including:
  • A cap on rent paid in advance
  • A new framework for rent increases
  • A revised approach to pets in rental homes

This means every landlord in England, regardless of portfolio size, will be operating under the new system from day one.

What Happens to Section 21?

If you serve a Section 21 notice before 1st May 2026, it will remain valid:

• Up to six months from the date of service, or
• Until the tenant leaves the property

After this date, repossessions will follow the new processes outlined in the Act.

Written Tenancy Agreements: What’s Required?

Under the new rules:

• Every new tenancy must have a written agreement.
• These agreements must contain specific information that the government will set out in secondary legislation.

Importantly, landlords won’t need to rewrite existing tenancy agreements. Instead, you’ll simply need to provide tenants with a government-issued information sheet explaining the reforms and how they affect their tenancy.

If your current tenancy is verbal or a protected tenancy, you will need to supply a written document containing the required information.

Why 24 Guides?

The publication of two dozen guidance documents highlights the complexity of implementing phase one. And there’s more to come…

In the second half of 2026, phase two will introduce:

• The mandatory Landlord Ombudsman
• A new Private Rented Sector (PRS) Database

Both will fundamentally change how landlord compliance is monitored and enforced.

Free Boydens Webinar: Get Prepared

To help landlords navigate these changes with confidence, Boydens will be hosting a FREE live webinar:

🗓 27th November 2025
⏰ 6.00pm sharp
🎟 Limited spaces – reserve yours now

👉 Register here:
https://www.boydens.co.uk/news/boydens-free-landlord-webinar-november-2025

This session will walk you through what the Act means in practice and how to prepare your portfolio ahead of 2026.

Government Resources

For those wanting to explore the official guidance in depth, here are all 24 documents released by the government:

1. Overview for landlords: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/renters-rights-act-an-overview-for-landlords
2. Tenancy agreements overview: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/tenancy-agreements-overview
3. Tenancy types: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/tenancy-types
4. Rental bidding: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/rental-bidding-a-guide-for-landlords
5. Rental discrimination: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/rental-discrimination-a-guide-for-landlords
6. If someone who has children wants to rent your property: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/rental-discrimination-a-guide-for-landlords
7. If someone who receives benefits wants to rent your property: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/if-someone-who-receives-benefits-wants-to-rent-your-property
8. If someone reports you for rental discrimination: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/if-someone-reports-you-for-rental-discrimination
9. Rent payments and deposits: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/rent-payments-and-deposits
10. Fees you can charge as part of a tenancy: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/fees-you-can-charge-as-part-of-a-tenancy
11. Rent increases: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/rent-increases
12. If a tenant wants to keep a pet: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/if-a-tenant-wants-a-pet-to-live-with-them
13. Dealing with anti-social behaviour: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/dealing-with-antisocial-behaviour
14. Resolving issues with your tenant: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/resolving-issues-with-your-tenant
15. Ending a tenancy: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/ending-a-tenancy
16. If your tenant wants to leave: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/if-your-tenant-wants-to-leave
17. Evicting tenants overview: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/evicting-tenants-overview
18. Giving notice to evict tenants: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/giving-notice-to-evict-tenants
19. Standard possession claims: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/standard-possession-claims
20. Giving notice before May 1 2026: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/giving-notice-of-possession-to-tenants-before-1-may-2026
21. Repossessing your privately rented property after May 1 2026: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/repossessing-your-privately-rented-property-on-or-after-1-may-2026
22. Possession hearings and orders: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/possession-hearings-and-orders
23. If tenants do not follow the possession order: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/if-tenants-do-not-follow-the-possession-order

24. Enforcement measures for landlords: https://www.gov.uk/guidance/renting-out-your-property-guidance-for-landlords-and-letting-agents/enforcement-measures-for-landlords