Renters’ Rights Act 1 May 2026 Section 21 Abolition: What Every London Landlord Must Do Before Saturday

Published: 29 May 2026 | News & Compliance

Two days. That is all the time London landlords have left to hand every existing tenant the government's official information sheet — a legal obligation triggered by the Renters' Rights Act 1 May 2026 Section 21 abolition that came into force exactly four weeks ago. Miss the 31 May 2026 deadline and you risk being non-compliant from day one of the most significant shake-up to English tenancy law in a generation.

This piece cuts through the noise: what changed, what you must do before Saturday, and what the new landscape means for your portfolio's valuation and yield.

Key Takeaways 📌

• Section 21 "no-fault" evictions are permanently abolished — all possession claims must now use Section 8 with a valid legal ground.
• All fixed-term ASTs are gone — tenancies are now rolling periodic assured tenancies from the outset.
• Landlords cannot demand more than one month's rent in advance at any point.
• Tenants have a new contractual right to request a pet, which landlords cannot unreasonably refuse.
• The 31 May 2026 information-sheet deadline is in two days — non-compliance could undermine future possession proceedings.

Table of Contents

1. What Changed on 1 May 2026
2. The 31 May Information-Sheet Deadline — Urgent Action Required
3. Section 21 Is Gone — What Landlords Use Instead
4. New Periodic-Tenancy Mechanics and Rent-in-Advance Limits
5. Pet Requests and Other Tenant Rights
6. What This Means for Valuations and Rental Yields in London
7. Practical To-Do List for Landlords This Week
8. FAQ
9. Conclusion

What Changed on 1 May 2026 {#what-changed}

The Renters' Rights Act 2025 received Royal Assent in late 2025 and its core provisions became law on 1 May 2026. The changes affect virtually every private rented tenancy in England. Here is a plain-English summary:

What Changed	Old Position	New Position (from 1 May 2026)
Section 21 notices	Permitted — no reason needed	Abolished entirely
Tenancy type	Fixed-term AST available	Rolling periodic only from day one
Existing fixed-term ASTs	Continued until end date	Automatically converted to periodic
Rent in advance	Up to 6 months permitted	Maximum one month's rent in advance
Pets	Landlord could refuse freely	Tenant has right to request; refusal must be reasonable
Rent increases	Contractual or Section 13	Section 13 process only; one increase per year

Key point: Most existing assured shorthold tenancies (ASTs) were automatically converted to the new periodic assured tenancy regime on 1 May 2026. Landlords did not need to issue new agreements — the conversion happened by operation of law.

For landlords managing blocks or portfolios, it is worth reviewing how these changes interact with your existing tenancy contracts and wider block management obligations.

The 31 May Information-Sheet Deadline — Urgent Action Required ⚠️ {#deadline}

This is the most time-sensitive item in this article. The government has produced an official "information for tenants" sheet explaining the new rights under the Renters' Rights Act. Landlords are required to provide this document to all existing tenants by 31 May 2026.

That deadline is this Saturday — 48 hours away.

What you need to do right now:

1. Download the official information sheet from gov.uk (search "Renters' Rights Act information for tenants").
2. Deliver it to every existing tenant — email is acceptable if that is your usual communication method with the tenant; physical delivery or post also works.
3. Keep a record — screenshot the email send, take a photo of the posted letter, or get a signed acknowledgement.

💡 Why does this matter legally? While the Act does not specify a standalone penalty for missing this deadline, failing to demonstrate compliance with transitional obligations could complicate future Section 8 possession proceedings. Courts are likely to scrutinise a landlord's adherence to the transitional provisions.

New tenancies granted on or after 1 May 2026 should have the information sheet provided at the point the tenancy is entered into.

Section 21 Is Gone — What Landlords Use Instead {#section-8}

The Renters' Rights Act 1 May 2026 Section 21 abolition is the headline change. A Section 21 notice — which allowed landlords to recover possession without stating a reason — no longer exists. Any Section 21 notice served on or after 1 May 2026 is invalid.

Section 8: The Only Route to Possession

Landlords must now serve a Section 8 notice citing one or more of the statutory grounds in Schedule 2 of the Housing Act 1988, as amended by the Renters' Rights Act. Key grounds include:

• Ground 1 (owner occupation) — landlord or close family member needs to move in; two months' notice required.
• Ground 1A (sale) — landlord intends to sell; two months' notice required.
• Ground 8 (rent arrears) — at least two months' / eight weeks' arrears at notice date and at hearing.
• Ground 10 / 11 — persistent or some rent arrears.
• Ground 14 (anti-social behaviour) — immediate notice possible.

⚠️ Important: Grounds 1 and 1A are new mandatory grounds introduced by the Act. However, there is a 12-month restriction — landlords cannot use Ground 1 or 1A within the first 12 months of a tenancy.

For landlords with portfolios where arrears collection is already a managed process, the Section 8 Ground 8 route remains the most reliable path to possession for non-payment cases.

New Periodic-Tenancy Mechanics and Rent-in-Advance Limits {#periodic}

No More Fixed Terms

Fixed-term ASTs are abolished for all new tenancies. Every new tenancy granted on or after 1 May 2026 is a periodic assured tenancy — typically running month to month. Existing fixed-term ASTs were automatically converted on 1 May 2026.

Tenant notice to quit: Tenants must give a minimum of two months' notice to end a periodic tenancy, and cannot give notice in the first six months (effectively providing landlords with a minimum six-month tenancy).

Rent-in-Advance Cap 💷

This is a significant cash-flow change for landlords who previously collected several months' rent upfront:

• Rent must be charged no more than one month at a time.
• Landlords cannot require or accept more than one month's rent in advance.
• This applies at the start of a tenancy and throughout.

Landlords who relied on large upfront payments to mitigate risk — particularly common in London for overseas tenants or those with irregular income — will need to adapt their referencing and risk-management processes.

For further context on fees and rent rules, the tenant fee and rent guide provides useful background on the regulatory framework around what landlords can and cannot charge.

Rent Increases

Rent can only be increased once per year, using the Section 13 statutory procedure. Landlords must give at least two months' written notice of any increase. Tenants can challenge the proposed rent at the First-tier Tribunal (Property Chamber).

Pet Requests and Other Tenant Rights {#pets}

The Right to Request a Pet 🐾

Tenants now have a contractual right to request permission to keep a pet. Landlords must:

• Respond in writing within 42 days.
• Not unreasonably refuse.
• Accepted reasons for refusal include: lease restrictions (relevant to leasehold flats), property size, or allergy considerations for other residents.

Landlords can require tenants to take out pet damage insurance as a condition of consent. This is an important protection for those with higher-value properties.

📌 For leasehold landlords, check your head lease before responding to any pet request — refusing on lease grounds is a valid reason, but you must still respond within 42 days.

Other Key Tenant Protections

• Awaab's Law provisions: landlords must investigate and fix damp and mould hazards within set timeframes.
• Rent repayment orders can now be sought for a wider range of offences.
• A new Private Rented Sector Database requires landlords to register their properties and themselves.

What This Means for Valuations and Rental Yields in London {#valuations}

The removal of Section 21 and the shift to periodic tenancies have measurable implications for buy-to-let (BTL) investment valuations in London.

Yield Considerations

• Longer void periods may result if possession proceedings through Section 8 take longer than a Section 21 route historically did.
• Increased legal costs for possession cases will need to be factored into gross-to-net yield calculations.
• The one-month rent-in-advance cap reduces the upfront cash buffer landlords can hold.
• However, annual rent review rights remain intact and London rents have continued to trend upward in 2026.

Capital Value Impact

For investors considering acquisition or disposal, the new regime affects the vacant possession premium. Properties with sitting tenants now carry more legal process to recover possession, which some buyers will price in.

Prince Surveyors regularly advise BTL investors and landlords on how regulatory changes affect rental property valuations — a capital gains valuation or investment property appraisal can help quantify the impact on your portfolio's current market value.

Practical To-Do List for Landlords This Week ✅ {#todo}

With the 31 May deadline two days away, here is a prioritised action list:

By 31 May 2026 (Saturday):

• Download the official government information sheet for tenants
• Send it to every existing tenant and retain proof of delivery
• Check all tenancy agreements have been effectively converted to periodic status

By end of June 2026:

• Audit your Section 8 notice templates — discard any Section 21 templates
• Review referencing procedures given the one-month advance cap
• Check your leasehold head lease for pet clauses
• Register on the new Private Rented Sector Database (if not already done)
• Review rent review clauses — ensure Section 13 procedure is in place

Ongoing:

• Train any letting agents or property managers on the new grounds
• Review your landlord insurance to ensure it covers extended void periods — see guidance on landlord insurance considerations
• Consider a property inspection schedule to document condition, especially ahead of any potential possession claim

FAQ {#faq}

Q1: Can I still serve a Section 21 notice if I started the process before 1 May 2026?
No. Any Section 21 notice served on or after 1 May 2026 is invalid. The Act abolished Section 21 with no transitional saving for notices served after the commencement date. If you served a valid Section 21 before 1 May 2026 and proceedings were already underway, seek legal advice on the specific transitional rules that may apply.

Q2: My tenant's fixed-term AST does not expire until August 2026. What happens?
It was automatically converted to a periodic assured tenancy on 1 May 2026. The fixed-term end date no longer has legal effect. The tenancy continues on a rolling monthly basis under the new rules.

Q3: What happens if I miss the 31 May information-sheet deadline?
Send the sheet immediately — late compliance is better than none. While there is no standalone fixed penalty, non-compliance with transitional obligations may be raised in any future possession proceedings and could affect how a court views the landlord's conduct.

Q4: Can I refuse a pet request outright?
Only if the refusal is reasonable. Valid grounds include head lease restrictions, property size, or other documented reasons. An outright blanket refusal with no reason is likely to be challengeable. Always respond in writing within 42 days.

Q5: How do I increase rent under the new rules?
Use the Section 13 procedure: serve a formal notice (Form 4) giving at least two months' written notice of the proposed new rent. Rent can only be increased once every 12 months. Tenants can refer the increase to the First-tier Tribunal if they believe it is above market rate.

Q6: Does the Renters' Rights Act apply to HMOs?
Yes. The Act applies to assured tenancies, which includes most HMO rooms let on individual tenancy agreements. Licence conditions and HMO management regulations remain separately in force alongside the new Act.

Conclusion {#conclusion}

The Renters' Rights Act 1 May 2026 Section 21 abolition represents a permanent structural change to the English private rented sector. For London landlords, the immediate priority is clear: get the government information sheet to every existing tenant before Saturday 31 May 2026. That two-day window is not a soft deadline.

Beyond this weekend, the focus shifts to building a compliant, Section 8-ready possession strategy, adapting referencing processes to the one-month advance cap, and understanding how the new periodic tenancy model affects portfolio valuations and exit planning.

The landlords who navigate this transition smoothly will be those who treat it as a systems update rather than a crisis — updating templates, training agents, and reviewing insurance and inspection schedules now, rather than when a problem arises.

Actionable next steps:

1. ✅ Send the information sheet today — do not wait until Saturday.
2. 📋 Audit all tenancy documentation and remove Section 21 templates.
3. 📞 Speak to a qualified surveyor or solicitor if you are planning a sale, refinance, or possession claim in the next 12 months.
4. 🏠 Book a property inspection to establish a documented condition baseline for your portfolio.

This article is for general information purposes only and does not constitute legal advice. Landlords should seek independent legal advice for their specific circumstances.

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