Since 1 May 2026, affected private landlords in England have had to operate around assured periodic tenancies, the end of Section 21 for new possession action, a formal annual rent-increase process, a ban on rental bidding, and stronger rules around pets and discrimination. Existing written tenancies also triggered the 2026 Information Sheet requirement.
This article is for general information only and is not legal advice. Landlords should check the latest GOV.UK guidance or speak to a qualified adviser before taking action.
The "standard" way of renting in England has changed.
On 1 May 2026, major tenancy reforms under the Renters' Rights Act 2025 took effect for the private rented sector in England. They changed how many tenancies are structured, how rent increases work, how properties are advertised, and how some possession routes operate.
The key lesson is simple: compliance is no longer something landlords can check once and forget. It is now an ongoing workflow.
1. The Information Sheet became a real deadline, not background reading
One of the most immediate requirements is the new Renters' Rights Act Information Sheet.
Most landlords and letting agents with existing qualifying written tenancies had to give the official government Information Sheet to every named tenant by 31 May 2026. GOV.UK says failure to provide it can lead to a fine of up to £7,000.
This matters because the Information Sheet is not just another PDF. It is part of the landlord's compliance trail.
The risk
The important operational point is that the requirement is specific: the official PDF must be provided in a valid way. GOV.UK says sending only a link to the PDF is not enough.
That is why landlords should not treat this as a casual email attachment with no follow-up.
The operational question is not only: "Did I send it?" It is: "Can I prove when it was sent, who it was sent to, and which tenancy it relates to?"
The Tenaqo angle
Tenaqo is built around evidence and workflow.
Instead of manually emailing PDFs and hoping the record is easy to find later, landlords can use Tenaqo-style workflows to track:
- which tenants need the Information Sheet
- which tenants have received it
- the delivery method and date sent
- linked evidence or document records
- follow-up actions
Tenaqo does not replace legal advice, but it helps landlords keep the operational trail organised.
2. Section 21 is gone
The biggest headline change is the abolition of Section 21 "no-fault" evictions for affected private tenancies.
For possession notices served after 1 May 2026, landlords cannot use Section 21 of the Housing Act 1988. Where possession is sought, the relevant statutory ground and process now matter.
The tenancy structure has also changed. Assured shorthold tenancies are replaced by assured periodic tenancies for affected private rented sector tenancies.
In plain English, landlords need to think less in terms of "fixed term ending" and more in terms of ongoing tenancy management.
The new reality
If a landlord needs possession, they must use the relevant possession grounds — such as selling the property, moving back in, or other permitted grounds under current legislation.
Some grounds may have restrictions, notice requirements, or time limits. Landlords should verify the current rules before acting.
Why this changes operations
This change makes record-keeping more important than ever.
If possession depends on a specific ground, the landlord needs clear records that support the action being taken. That could include:
- tenancy dates and agreement history
- notices served and delivery evidence
- tenant communication records
- rent records and arrears history
- maintenance records
- document history
- property status and reason for possession
Tenaqo helps by keeping tenancy, document, finance, maintenance, and communication evidence closer to the workflow.
3. The bidding war ban
Rental bidding has also changed.
Landlords and agents must not invite, encourage, or accept offers above the advertised rent where the new rules apply.
That means the advertised rent matters more than ever.
The risk
If a property is advertised at £1,500 per month, the landlord should not treat higher offers as a way to test demand or push the price upward.
The practical lesson: your initial rent valuation needs to be more accurate. Underpricing and then relying on competitive bidding is no longer a safe strategy.
The Tenaqo angle
This is where better rent visibility matters.
Tenaqo helps landlords think more clearly about the financial picture before they advertise:
- current rent levels
- expected charges
- property costs and maintenance pressure
- arrears history
- occupancy status and yield pressure
That does not replace a professional valuation, but it gives landlords a better operating picture before they set a rent figure.
4. Rent increases: one shot only
Rent increases are now more tightly controlled.
For assured periodic tenancies, landlords must use the formal Section 13 process to increase rent. The rent can normally be increased only once a year, not during the first year of the tenancy, and the landlord must give at least two months' notice using the prescribed form.
What changed
Old-style rent review clauses may no longer work in the way landlords expected.
Landlords need to treat rent increases as a controlled process, not just a line in a tenancy agreement. That process should include:
- proposed new rent and current rent
- effective date and notice date
- method of service
- tenant response and any Tribunal reference
- supporting market reasoning
- updated expected charge records
The Tenaqo angle
Tenaqo is designed around rent rules and expected charges. A safer rent increase workflow looks like this:
Rent increase proposed
→ notice tracked
→ effective date recorded
→ expected charges updated
→ Finance posting remains controlled
→ audit trail preserved
That matters because rent increases are no longer just a spreadsheet edit. They are part of the compliance record.
5. Pets, benefits, and families: blanket refusals are risky
The Renters' Rights Act also strengthens tenant protections around pets and discrimination.
Landlords should be careful with blanket policies such as:
- "No pets"
- "No DSS" or "No benefits"
- "No children"
The new rules move landlords toward individual assessment rather than broad category-based refusal.
Pets
Tenants have stronger rights to request a pet.
Landlords may still have reasons to decline in some circumstances, but a blanket refusal without individual assessment is unlikely to be the right approach. In some cases, landlords may be able to require appropriate insurance or protection against pet-related damage. Landlords should check current guidance or take advice before setting pet policies.
Benefits and families
Landlords and agents should not reject applicants simply because they receive benefits or have children.
Referencing should focus on individual affordability, suitability, and lawful criteria rather than broad exclusions.
The Tenaqo angle
This is another reason why audit trails matter.
Landlords should be able to show that tenancy decisions were based on individual assessment rather than blanket exclusion.
Tenaqo helps landlords keep structured records around:
- tenant applications and affordability review notes
- communication records
- document requests and responses
- decision history
- compliance evidence
Tenaqo does not make decisions for the landlord. It helps keep the process visible and accountable.
The bottom line: compliance is now a workflow
In 2026, wanting less day-to-day chasing without reliable systems carries real operational risk.
The new rules increase the importance of:
- notices and deadlines
- tenant communication records
- document delivery and evidence
- rent increase records
- application and decision history
- maintenance evidence
- audit trails
With the Private Rented Sector Database and the Landlord Ombudsman expected to shape the next phase of landlord accountability, record-keeping will matter even more.
The landlords who adapt best will not be the ones who memorise every rule. They will be the ones who build a reliable operating rhythm.
That is the shift Tenaqo was built for.
From Information Sheet tracking to rent increase workflows, document evidence, tenant records, and audit trails, Tenaqo helps landlords keep compliance close to the work — not buried in inboxes and folders.
Sources and editorial review
Reviewed against primary sources on .
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