With just two weeks until the first phase of the Renters’ Rights Act comes into effect, letting agents across England are being urged to ensure they are fully prepared for the significant operational and compliance changes ahead, as Propertymark explains.
From 1 May 2026, the new legislation will introduce wide-ranging reforms to tenancy structures, possession processes and rent setting, fundamentally reshaping how agents manage the private rented sector.
End of Section 21 and shift to periodic tenancies
One of the most significant changes is the abolition of Section 21 ‘no-fault’ evictions. Agents will need to ensure all possession cases are handled using the revised Section 8 grounds, with clear justification required in every instance.
At the same time, all tenancies will transition to a rolling periodic system, removing fixed-term agreements. This will require agents to adapt their processes, particularly around tenancy renewals, notice periods and landlord advice.
Greater reliance on statutory grounds
Under the new framework, agents must apply specific legal grounds for possession, including rent arrears, the landlord’s intention to sell, or moving back into the property. Ensuring accurate application and evidence will be critical to avoid delays or challenges. A full list of grounds, including notice periods, can be found here.
Changes to rent setting and letting practices
The Act introduces new restrictions on rent increases, limiting them to once per year, alongside a ban on rental bidding. Agents will need to review their pricing strategies and marketing practices to remain compliant.
In addition, strengthened anti-discrimination measures will require careful consideration of applicant selection processes.
Key implementation deadlines
Agents should be aware of important transitional dates:
- Section 21 notices issued before 1 May 2026 remain valid only if legal proceedings begin before 31 July 2026
- By 31 May 2026, all tenants must be issued with the UK Government’s Renters’ Rights information sheet, either in full digitally or in print
The second phase of the Renters’ Rights Act is expected to begin from late 2026. This will include the creation of the Landlord Database and the PRS Landlord Ombudsman.
Operational impact for agents
The reforms will require agents to review tenancy agreements, update documentation, and ensure staff are trained on the new legal framework. There will also be increased focus on compliance, record-keeping and communication with both landlords and tenants.
ARLA Propertymark member agents and Company Advantage members can access Propertymark’s Assured Periodic Tenancy Agreement, as well as its Toolkit which includes fact sheets, FAQs and guides that cover the key things lettings agents need to know and what they need to think about to adapt, including the student rental market, ten key changes landlords must be aware of, and a quick guide for tenants.
Webinar insights and training support
Propertymark’s Renters’ Rights Act webinar, held on 13 April 2026, saw over 2000 agents across the sector register and provided key operational guidance ahead of implementation. Topics included issuing the new Information Sheet and Assured Periodic Tenancy agreements, clarity on Ground 1 and 1a, the repeal of the How to Rent Guide, and best practice on pipeline management and referencing. For those who couldn’t attend live or wanted to watch back, you can watch on demand here: Registration
Following the webinar, demand for further training was immediate, with the newly launched course, Section 8 and 13: Rents, Rights and Repossession, selling out within 30 minutes. Additional dates have been announced to support agents in developing the practical knowledge needed to navigate the new regime. Find out more and book your space here: Section 8 and 13: Rents, Rights and Repossession | Propertymark
Sector support and guidance
Propertymark continues to work closely with the UK Government to support agents through the transition, providing guidance, training and resources to help the sector prepare for the changes and maintain compliance.
