Renting is changing today, what landlords need to know
May 2026 is here and Phase 1 of the Renters’ Rights Act has now come into force.
For landlords, this is a major change in how tenancies are created, managed, reviewed, and ended. The good news is that the position is clear, the immediate priorities are known, and with the right support this transition is entirely manageable.
At Tri Property Fusion, we’ve been preparing for this for months. Our role is simple: to help you stay compliant, protect your property, and move forward with confidence.
This guide sets out the key changes you need to know, what action is required now, and what we are handling for landlords depending on the level of service they receive.
The immediate priority: the Information Sheet must be served by 31 May 2026
One of the most urgent early requirements under Phase 1 is the Renters' Rights Act Information Sheet 2026.
If you have existing tenants, this document must be given to them by 31 May 2026. This is not something to leave sitting on a to-do list. It needs to be dealt with promptly and correctly.
Just as importantly, it must be the official PDF or a printed hard copy of the official document. This is not a summary, a rewritten version, or a branded substitute. Landlords and agents need to issue the proper government-approved version.
At Tri Property Fusion, our guidance is straightforward:
● Managed landlords: we handle this for you as part of our management service.
● Let-only or rent collection landlords: this is your responsibility unless you instruct us to deal with it for an additional fee.
That distinction matters, especially today, because many landlords understandably assume all compliance updates are included. They are not always included across every service level, so now is the time to check exactly what support you have in place.
What changes from today: periodic tenancies replace ASTs
From 1 May 2026, Assured Shorthold Tenancies (ASTs) are being replaced by periodic tenancies. This is one of the biggest structural changes in the Act.
In practical terms, the old fixed-term AST model is being phased out in favor of a periodic system. That means landlords need to stop thinking in terms of the old tenancy framework and start operating within the new one immediately.
This does not mean landlords lose control. It means the rules around possession, rent changes, and tenancy management now follow a different legal route. With the right process, that route is perfectly workable.
Section 21 has ended
The abolition of Section 21 is the headline change most landlords will already know about.
From today, you can no longer rely on the old no-fault route to recover possession. If possession is needed, it must be handled through the correct legal grounds and the proper notice process.
That makes good record-keeping, clear communication, and proper tenancy management more important than ever. Landlords who are organised will be in a far stronger position than landlords who have treated compliance as an afterthought.
Rent increases now follow the new Section 13 process
Another critical change is how rent increases are handled.
From today, rent increases must follow the new Section 13 process using Form 4A, with at least 2 months’ notice given to the tenant. The old habit of relying on tenancy wording or informal conversations is no longer enough.
This means every rent review needs to be:
● correctly documented
● served using the right form
● timed properly
● supported by sensible market evidence
Handled properly, rent reviews remain achievable and defensible. Handled badly, they create avoidable disputes and delays.
Other key changes landlords need on their radar
The Renters’ Rights Act also introduces several important practical changes that affect day-to-day lettings decisions.
Ban on rental bidding wars
Landlords and agents must not invite or encourage tenants to bid above the advertised rent. The listed rent needs to be the rent you are prepared to accept.
Limits on rent in advance
There are now tighter rules around requesting large sums of rent upfront. If you have previously used significant rent-in-advance requests as a workaround, that approach now needs reviewing carefully.
Rights relating to pets, children and benefits
Landlords face stronger restrictions around blanket refusals involving:
● tenants with children
● tenants in receipt of benefits
● tenants who want to request permission for pets
This does not mean every application must be accepted. It does mean decisions must be fair, lawful, and properly reasoned.
Managed vs let-only/rent collection: who does what?
This is where clarity matters most.
Managed service
If your property is fully managed by Tri Property Fusion, we handle the operational compliance attached to management, including serving key documents such as the Renters' Rights Act Information Sheet 2026, updating processes, and guiding you through the changes.
Let-only or rent collection
If you are on a let-only or rent collection service, the legal responsibility usually remains with you as landlord unless you specifically instruct us to carry out additional compliance work. We can help, but it may be subject to a separate fee.
If you are unsure which service level you are on, now is the right time to check. Assumptions are risky under a new legal framework.
The key message for landlords today
This is a significant legal shift, but it does not need to feel overwhelming.
The immediate action point is clear: if you have existing tenants, the Renters' Rights Act Information Sheet 2026 must be served by 31 May 2026, and it must be the official PDF or hard copy.
Beyond that, landlords need to understand the new framework:
● ASTs are giving way to periodic tenancies
● Section 21 has ended
● rent increases now follow Section 13 on Form 4A with 2 months’ notice
● rental bidding wars are banned
● rent in advance is more restricted
● rights around pets, children, and benefits are stronger
At Tri Property Fusion, we are here to make sure you know what applies, what needs doing now, and what we can handle for you depending on your service level.
What you should do next
If you are a landlord, the smartest next step is to confirm two things immediately:
1. Have your existing tenants been given the official Renters' Rights Act Information Sheet 2026?
2. Are you clear whether this is being handled under your current service level, or whether you need to arrange it yourself?
If your property is fully managed by Tri Property Fusion, we can take care of this as part of our management process.
If you are on a let-only or rent collection service, you should not assume it is covered. If you want us to handle it for you, contact us and we can confirm the fee and the process.
The important thing is simple: act now, get it done properly, and make sure your tenancies are aligned with the new rules from the outset.
A calm, practical next step
The legislation has changed, but good landlords do not need to panic. They need accurate advice, prompt action, and a clear understanding of who is responsible for what.
If you want help reviewing your position, understanding your service level, or arranging issue of the Renters' Rights Act Information Sheet 2026, speak to Tri Property Fusion.
We are here to help you stay compliant, protect your investment, and move through these changes with confidence.
