The Renters’ Rights Act has now come into force, and if you’re a landlord, it’s probably already started to feel like things have shifted quite quickly. Not gradually. Overnight, really.
A lot of the focus has been on new tenancies, but actually, the bigger question I keep hearing is this: what happens to existing tenants?
Because most landlords don’t have empty properties sitting around waiting for new rules. They’ve got tenants in place right now. Contracts already signed. Systems already ticking along.
So let’s walk through what actually changes, what you need to do, and where people seem to be getting caught out.
What Happens to Existing Tenancies Under the Renters’ Rights Act?
The key thing to understand is this: the Act doesn’t just apply to new tenancies. It applies to existing ones too.
From 1 May 2026, most assured shorthold tenancies (ASTs) automatically convert into assured periodic tenancies (APTs).
That means your fixed-term agreements, even if they were signed years ago, effectively lose their fixed end date. They just roll on.
No renewal needed. No paperwork to “switch” them over. It just happens.
And I think this is where some landlords might get caught out, because it feels like something you should actively do, but actually, it’s automatic.
The End of Fixed-Term Tenancies
One of the biggest structural changes is the abolition of fixed-term ASTs.
So if you’ve got a tenant in a 12-month agreement that technically runs beyond May 2026, that fixed term is no longer relevant. It becomes a rolling tenancy instead.
This has a few knock-on effects:
- Tenants can leave with notice rather than waiting for an end date
- You lose the certainty of a fixed rental period
- Renewals as a concept, more or less disappear
It’s a different mindset. Less control, if we’re honest, but also less admin in some ways.
Section 21 is Gone (Even for Existing Tenancies)
This is probably the headline change.
From 1 May 2026, you can no longer serve a Section 21 notice, even on existing tenancies.
So if you’ve relied on Section 21 historically as your fallback option, that’s no longer there.
Instead, possession has to be done through specific legal grounds, such as rent arrears, selling the property, or moving a family member in.
Worth noting though, if you served a valid Section 21 before the Act came into force and proceedings are ongoing, those cases can still continue under the old rules.
But anything new? Not an option anymore.
Do You Need to Issue a New Tenancy Agreement?
Short answer: no.
You don’t need to reissue contracts or get tenants to sign anything new just because the law has changed.
The tenancy simply converts into a periodic one automatically.
That said, if you’ve got older or very basic agreements, it might still be worth reviewing them. Not because you have to, but just to make sure everything is clear moving forward.
The Big One: You Must Serve the Information Sheet
This is probably the most important action point, and the one that carries actual penalties if you miss it.
You must provide all existing tenants with the government’s Renters’ Rights Act Information Sheet by 31 May 2026.
No exceptions for “good landlords” or “long-term tenants”.
Every tenant. Every property.
A couple of key points that are easy to overlook:
- It has to be the official version downloaded from GOV.UK
- You must send the actual document, not just a link
- It can be emailed or given as a hard copy
- Every named tenant must receive it
Miss this, and you’re potentially looking at fines. Some guidance suggests penalties can be significant, depending on the breach.
What If Your Tenancy Isn’t in Writing?
This is a slightly niche situation, but it does come up.
If you’ve got a tenancy that was agreed verbally, you cannot just send the information sheet.
Instead, you need to provide a written statement outlining the key terms of the tenancy.
Which, if I’m honest, is probably a good nudge to formalise things anyway.
New Rules Around Rent Increases
Once your tenancy becomes periodic, rent increases fall under a stricter framework.
You can:
- Increase rent once per year only
- Use a formal Section 13 notice
- Ensure the increase reflects market value
No more informal mid-term increases or renegotiations during a fixed term, because fixed terms don’t really exist anymore.
Tenants also have more ability to challenge increases if they feel they’re excessive.
Notice Periods and Tenant Flexibility
Another shift that’s worth getting your head around is tenant flexibility.
Tenants now have the right to leave with notice, typically around two months, even if they’ve only recently moved in.
That creates a more fluid rental market. Less certainty, yes, but arguably more movement as well.
And depending on how you manage your properties, that might either be a headache or an opportunity.
Compliance Risks for Landlords
If there’s one theme running through all of this, it’s compliance.
The Renters’ Rights Act introduces stricter rules, and more importantly, clearer penalties for getting things wrong.
Failing to:
- Serve the information sheet
- Follow correct rent increase procedures
- Use valid possession grounds
…can lead to fines, legal challenges, and delays in regaining possession.
It’s less forgiving than the old system.
A Bit of Perspective
I think it’s fair to say this is the biggest change to the private rental sector in decades. And not in a subtle way either.
It shifts the balance more towards tenants. Longer security, fewer evictions, more transparency.
For landlords, it means adapting.
Some will tighten their processes. Some will step back from the market altogether. Others will lean into it and treat it more like a long-term business.
There’s no single right approach, but doing nothing probably isn’t one of the better ones.
Final Thoughts: What You Should Do Now
If you’re managing existing tenancies, your immediate priorities are fairly clear:
- Identify all current tenants
- Serve the official information sheet before 31 May 2026
- Review your tenancy agreements and records
- Understand the new possession grounds
- Adjust your rent review process
After that, it’s more about strategy.
How you operate going forward. How you manage risk. How you structure your portfolio.
Because the rules have changed. Quite a lot, actually.
And whether you like it or not, this is the new baseline for being a landlord in England.