Lucy Milton-Downes

The Renters’ Rights Act represents one of the most significant reforms to residential tenancies in England in decades. Both landlords and tenants should be aware of the critical dates leading up to and immediately following implementation to ensure compliance and preparedness.

March 2026: Publication of Government Guidance

The Government is to publish an official “Information Sheet” explaining the new legal framework.

1 May 2026: Main Commencement Date

The majority of the Act comes into force on 1 May 2026.

From this date:

• Assured Shorthold Tenancies (ASTS) automatically convert into periodic assured tenancies.
• Section 21 “no-fault” evictions are abolished.
• Rent increases are limited to once per year via the statutory procedure.

These changes apply to both new and existing tenancies, subject to limited transitional provisions.

Section 21 Deadlines

Landlords intending to rely on Section 21 must note the following:

• Service deadline: Section 21 notices must be served before 1 May 2026. Any notice served on or after this date will be invalid.
• Proceedings deadline: Possession proceedings based on a valid Section 21 notice must be issued on or before 31 July 2026.

31 May 2026: Deadline for Landlord Compliance

By 31 May 2026, landlords must:

• Provide existing tenants with the Government’s Information Sheet; and
• Supply a written statement of terms where required.

Failure to comply may result in financial penalties and restrictions on possession claims.

Student Lets and Ground 4A (HMO Use)

The Act introduces Ground 4A, allowing possession of student HMOs to facilitate the next academic year. However, strict timing rules apply.

For the 2026 academic year, student landlords can serve a reduced two-month notice instead of the standard four months, provided the Ground 4A notice is served between 1 May 2026 and 31 July 2026. 

Existing landlords must serve current tenants with the Ground 4A Written Statement, and Information Sheet, by 31 May 2026 if they intend to use the new Ground 4A to recover possession at the end of this (2026) academic year. 

Thereafter, student landlords must give at least four months’ notice to be able to rely on Ground 4A, with the notice expiring between 1 June and 30 September, and must serve students with the Ground 4A Written Statement prior to serving such notice.

If student landlords wish to rely on Section 21 to recover possession in June/July 2026, they must take note of the deadlines above.

Conclusion

With implementation on 1 May 2026, the key message is clear: deadlines before commencement are critical. Landlords must act now if they intend to rely on Section 21 or the new Ground 4A, while tenants should familiarise themselves with their strengthened security of tenure.