Renters’ Rights Act 2025: What landlords must do before May 2026

In an earlier blog, property litigator Simon Tucker explored the sweeping changes introduced by the Renters’ Rights Act 2025. Now, as the implementation date draws closer, landlords need to take urgent steps if they want to avoid being caught by the new rules. 

 From 1 May 2026, the most significant reforms will take effect. These include the abolition of fixed-term assured shorthold tenancies (ASTs) and Section 21 “no-fault” evictions, alongside new rent regulations and compliance requirements. If you are a landlord and do not want your property to fall under these new provisions, you must act now. 

What landlords should consider now

Before serving notice or making changes, review these five critical points: 

1. Can you serve notice before 1 May 2026? If your tenancy ends before this date, you may still use the current rules. Timing is crucial.
2. Tenancy deposit compliance: Have you met all requirements under the Housing Act 2004 for protecting deposits? Failure to comply can invalidate your notice.
3. Statutory documentation: Under the Deregulation Act 2015, landlords must provide: 

• A valid Gas Safety Certificate 

• An Energy Performance Certificate (EPC) 

• The latest How to Rent Guide 

Missing any of these could prevent you from serving a valid notice.

4. Break clauses in your agreement: If your tenancy runs beyond 1 May 2026, check whether a break clause allows you to end it early.

5. Four-month rule: Has the tenancy been in place for at least four months? This is a prerequisite for serving a Section 21 notice under current law. 

Why do landlords need to act now?

After 1 May 2026, landlords will lose the ability to use Section 21 notices entirely. All tenancies will convert to rolling periodic agreements, and possession will only be possible on grounds by which under revised Section 8 grounds. Acting early could save you from future restrictions and disputes.

If you’re unsure about compliance or timing, our team can guide you through the process. Please contact Simon Tucker on st@debenhamsottaway.co.uk or Sophie Taylor on slt@debenhamsottaway.co.uk.