Last updated: June 28, 2026
Quick Answer: Two months after the Renters' Rights Act commenced on 1 May 2026, the most urgent compliance deadlines have already passed — including the 31 May 2026 Information Sheet requirement for existing tenants. London landlords who have not yet acted face financial penalties of up to £7,000 initially and up to £40,000 for continued breach. Section 21 no-fault evictions are gone, rent increases are restricted to once per year, and the upfront rent cap is now law.
Key Takeaways
- The Renters' Rights Act commenced on 1 May 2026, converting all assured shorthold tenancies to periodic tenancies automatically.
- Section 21 no-fault evictions are abolished — landlords must now use specific grounds under the updated Section 8 procedure.
- Rent increases are capped to once every 12 months via a formal Section 13 notice; landlords cannot use lease clauses to increase more frequently.
- Landlords cannot demand more than one month's rent upfront from new or existing tenants.
- The Information Sheet had to be served on all existing assured shorthold tenants by 31 May 2026 — missing this carries penalties up to £7,000 (initial) and up to £40,000 for continued non-compliance (GOV.UK, 2026).
- A Private Rented Sector (PRS) database is expected to launch in late 2026; a mandatory Landlord Ombudsman follows in 2028.
- RICS-registered surveys — including HomeBuyer Reports, Level 3 building surveys, and EICR/HHSRS assessments — help landlords document property condition and stay ahead of compliance obligations.
- This legislation applies to residential private rented sector properties in England only; commercial lettings are not affected.
What Is the Renters Rights Act Two Month Landlord Compliance Rule?
The Renters' Rights Act 2025 received Royal Assent and commenced on 1 May 2026. The "two month compliance" reference in the context of Renters Rights Act two months landlord compliance June 2026 describes where landlords now stand: two months into a fundamentally reformed regulatory landscape, with some deadlines already passed and others approaching.
The Act abolished the assured shorthold tenancy model that had governed the private rented sector (PRS) since 1988. All tenancies are now periodic by default, meaning no fixed terms, no automatic end dates, and no Section 21 route to regain possession without fault. For London landlords managing portfolios — whether intentionally or as accidental landlords — this is the most significant shift in decades.
When Did the Two Month Landlord Compliance Deadline Start?
The Act commenced on 1 May 2026, and the first hard compliance deadline fell just 30 days later.
Key dates at a glance:
| Deadline | Requirement | Penalty for Breach |
|---|---|---|
| 1 May 2026 | Act commences; Section 21 abolished | N/A (automatic) |
| 31 May 2026 | Information Sheet issued to existing tenants | Up to £7,000 initial; up to £40,000 continued |
| Late 2026 (est.) | PRS landlord database launches | TBC |
| 2028 | Mandatory Landlord Ombudsman | TBC |
The 31 May 2026 deadline was not optional. Landlords with existing assured shorthold tenants were required to serve the government-prescribed Information Sheet by that date. New tenants from 1 May 2026 onwards must receive it at the start of their tenancy (GOV.UK, 2026).
What Happens If a Landlord Didn't Comply by June 2026?
Non-compliance with the Information Sheet requirement carries a civil penalty of up to £7,000 for an initial breach and up to £40,000 for a continuing or repeated breach, enforced by local housing authorities (GOV.UK, 2026).
Beyond the Information Sheet, landlords who attempt to use Section 21 notices — now void — or who demand more than one month's rent upfront, or who impose rent increases more than once in 12 months, face additional enforcement action. The NRLA has warned that local councils are expected to ramp up enforcement activity throughout 2026 as the new regime beds in (NRLA, 2026).
Common enforcement routes:
- Tenant complaint to the local housing authority
- Rent Repayment Orders (tenants can apply to the First-tier Tribunal)
- Future referral to the Landlord Ombudsman (from 2028)
What Exactly Does a Landlord Need to Do to Comply?
For Renters Rights Act two months landlord compliance June 2026, the core checklist covers five areas:
- Stop issuing Section 21 notices. Any served after 1 May 2026 is invalid. Use Section 8 with valid grounds instead.
- Serve the Information Sheet. If you had existing tenants on 1 May 2026, this should have been done by 31 May 2026. If not, serve it immediately to limit penalty exposure.
- Review rent review clauses. Contractual rent increase clauses are now overridden by the Section 13 notice procedure — landlords can only increase rent once every 12 months via the prescribed form.
- Cap upfront rent demands. Do not request more than one month's rent in advance, regardless of what a tenancy agreement previously said.
- Prepare for the PRS database. When the landlord registration database launches in late 2026, all landlords letting residential property in England will need to register. Failure to register will affect the ability to serve valid notices.
For landlords managing blocks or HMOs, see our guidance on property landlord compliance and management for further context.
What Are Common Mistakes Landlords Make With This Compliance?
The most frequent errors identified by the NRLA and Shelter in the weeks following commencement fall into three categories (NRLA, 2026; Shelter, 2026):
- Assuming existing tenancy agreements override the Act. They do not. The Act applies to all assured tenancies regardless of what the written agreement says.
- Issuing rent increases via lease clauses alone. A Section 13 notice must now be used; a clause in the tenancy agreement is insufficient.
- Delaying the Information Sheet. Some landlords assumed the 31 May 2026 deadline was advisory. It was not — penalties are live.
- Requesting holding deposits above the statutory cap. The holding deposit cap remains at one week's rent under the Tenant Fees Act 2019, unchanged by the new Act.
- Overlooking HHSRS obligations. The Act strengthens tenants' ability to challenge hazardous conditions. A property with unaddressed Category 1 hazards is now a much greater liability. A building regulation compliance assessment can identify exposure before a tenant raises a formal complaint.
Does This Apply to Commercial Rentals or Just Residential?
The Renters' Rights Act applies exclusively to residential private rented sector tenancies in England. Commercial leases, agricultural tenancies, and holiday lets are not affected. Student accommodation provided directly by higher education institutions is also excluded, though purpose-built student accommodation let by private landlords falls within scope (MHCLG, 2026).
Landlords with mixed portfolios — residential and commercial units — need to apply the Act's requirements only to the residential elements.
How Do RICS Surveys Help Landlords Stay Compliant?
RICS-registered surveys are not just a pre-purchase tool — for landlords, they are a compliance and risk management instrument under the reformed PRS regime.
Three survey types matter most in 2026:
1. RICS Level 2 HomeBuyer Report
Useful for landlords acquiring new stock or reviewing the condition of lower-risk properties. It flags visible defects and provides a market valuation, helping landlords price accurately before registering on the forthcoming PRS database. See our guide to choosing between a Level 2 and Level 3 survey for a full comparison.
2. RICS Level 3 Full Building Survey
For older or complex London properties, a full building survey provides a detailed condition report that directly maps to HHSRS Category 1 and Category 2 hazard classifications. This is the most defensible evidence a landlord can hold if a tenant raises a fitness-for-habitation complaint.
3. EICR and HHSRS Assessments
Electrical Installation Condition Reports (EICRs) remain mandatory every five years. Under the strengthened HHSRS framework, damp, mould, excess cold, and structural defects are now more actionable by tenants. A survey that identifies and documents these issues — and a landlord who addresses them — is in a far stronger position than one who cannot demonstrate proactive management.
For landlords concerned about damp and mould specifically, our article on preventing and removing damp and mould covers practical remediation steps.
What Should Renters Do If Their Landlord Misses the Deadline?
Tenants whose landlords have not served the Information Sheet, have attempted a Section 21 notice, or have demanded excessive upfront rent have several options:
- Contact the local housing authority to report a breach — councils can issue civil penalties directly.
- Apply to the First-tier Tribunal for a Rent Repayment Order if the landlord has committed a relevant offence.
- Seek advice from Shelter or Citizens Advice, both of which have updated guidance for the post-May 2026 regime (Shelter, 2026).
- Document everything — dates of rent demands, copies of notices received, and any written communication about rent increases.
What Counts as Proper Landlord Compliance Under This Act?
Proper compliance under the Renters' Rights Act as of June 2026 means satisfying both the procedural and substantive requirements:
- Procedural: correct notices served, correct forms used, correct timescales observed.
- Substantive: the property meets the Decent Homes Standard and HHSRS requirements; no hazardous conditions are left unaddressed.
Landlords who tick procedural boxes but let properties with Category 1 hazards remain exposed. The Act gives tenants stronger tools to pursue fitness-for-habitation claims, and the forthcoming PRS database will create a compliance record that follows a landlord across their portfolio. For an overview of how recent property management legislation changes interact with survey obligations, that resource provides useful context.
FAQ
Q: Is the Renters' Rights Act the same as the Renters Reform Bill?
A: Yes. The Renters' Rights Act 2025 is the legislation that replaced the earlier Renters Reform Bill. It received Royal Assent in 2025 and commenced on 1 May 2026.
Q: Can a landlord still use a fixed-term tenancy?
A: No. From 1 May 2026, all new and existing assured tenancies converted to periodic tenancies. Fixed-term assured shorthold tenancies can no longer be created.
Q: What is the Information Sheet and where can landlords get it?
A: The Information Sheet is a government-prescribed document explaining tenants' rights under the new regime. It is available to download from GOV.UK. Landlords must serve it on all residential tenants.
Q: Can a landlord increase rent by more than once a year if the tenant agrees?
A: No. The Section 13 notice procedure caps increases to once every 12 months regardless of any agreement between landlord and tenant. A tenant cannot waive this statutory protection.
Q: Does the Act apply to landlords with only one property?
A: Yes. The Act applies to all private residential landlords in England, including accidental landlords with a single property.
Q: When will the PRS landlord database launch?
A: The government has indicated a late 2026 launch, though an exact date has not been confirmed as of June 2026 (MHCLG, 2026). Landlords should monitor GOV.UK for updates.
Q: Do I need a new survey if I already have one from 2024?
A: A 2024 survey may not reflect current HHSRS standards or capture defects that have developed since. For compliance purposes, a survey no more than 12 months old is generally recommended, particularly before registering on the PRS database.
Q: What is the Landlord Ombudsman and when does it start?
A: The mandatory Landlord Ombudsman is a dispute resolution scheme that all private landlords in England will be required to join. It is scheduled to launch in 2028 (GOV.UK, 2026).
Conclusion
Two months into the new era, Renters Rights Act two months landlord compliance June 2026 is not a future concern — it is a present obligation with live financial consequences. The 31 May 2026 Information Sheet deadline has passed. Section 21 is gone. Rent increase restrictions and upfront payment caps are enforceable now.
London landlords — particularly those managing older stock or multiple units — should take three immediate steps:
- Confirm the Information Sheet has been served on every residential tenant. If not, serve it today to limit penalty exposure.
- Audit rent review clauses across all tenancy agreements and ensure any future increases use the Section 13 notice procedure.
- Commission a current RICS survey on any property where condition has not been formally assessed in the past 12 months. This creates a defensible record against HHSRS complaints and supports accurate portfolio valuation ahead of the PRS database launch.
The late 2026 PRS database and 2028 Landlord Ombudsman will create a permanent compliance record for every landlord. Building that record on solid foundations now — with proper documentation, accurate valuations, and professionally assessed property condition — is the most practical way to protect a portfolio under the reformed regime. For tailored advice, contact a RICS-registered surveyor who understands both the London market and the new regulatory landscape.
References
- GOV.UK. (2026). Renters' Rights Act 2025: guidance for landlords and tenants. https://www.gov.uk
- MHCLG. (2026). Renters' Rights Act: what it means for the private rented sector. Ministry of Housing, Communities and Local Government blog. https://mhclgmedia.blog.gov.uk
- NRLA. (2026). Renters' Rights Act commencement: landlord compliance guide. National Residential Landlords Association. https://www.nrla.org.uk
- Shelter. (2026). Your rights as a renter under the Renters' Rights Act. https://england.shelter.org.uk