With just one week remaining until the first phase of the Renters’ Rights Act comes into force, letting agents across England are being urged to act now to ensure they are fully prepared for the significant operational and compliance changes imminent, 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 operate within the private rented sector.
End of Section 21 and shift to periodic tenancies
One of the most significant and immediate changes is the abolition of Section 21 ‘no-fault’ evictions. From next week, agents must ensure all possession cases are managed under the revised Section 8 grounds, with clear and robust justification required in every instance.
At the same time, all tenancies will move to a rolling periodic system, removing fixed-term agreements entirely. Agents should already be adapting their processes around tenancy renewals, notice periods and landlord advice to reflect this shift.
Greater reliance on statutory grounds
Under the new framework, possession can only be sought using specific legal grounds, such as rent arrears, a landlord’s intention to sell, or moving back into the property. Accurate application and strong supporting evidence will be essential to avoid delays, disputes or failed claims.
Changes to rent setting and letting practices
The Act also introduces tighter controls on rent increases, limiting them to once per year, alongside a ban on rental bidding. Agents must ensure pricing strategies and marketing practices are fully compliant ahead of implementation.
In addition, strengthened anti-discrimination measures will require careful and consistent handling of applicant selection processes.
Key implementation deadlines
With the deadline fast approaching, agents should be clear on critical 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 digitally or in print
– The second phase of the Act is expected from late 2026, including the introduction of a Landlord Database and PRS Landlord Ombudsman
Operational impact for agents
With only days to go, agents should have already reviewed tenancy agreements, updated documentation, and ensured staff are fully trained on the new legal framework. Increased focus will be placed on compliance, record-keeping, and clear communication with both landlords and tenants.
ARLA Propertymark member agents and Company Advantage members can access Propertymark’s Assured Periodic Tenancy Agreement, alongside a comprehensive Toolkit. This includes fact sheets, FAQs and practical guidance covering key changes, including the student rental market, landlord responsibilities, and tenant communications.
Nathan Emerson, CEO of Propertymark, said:
“Agents now have just days left to ensure they are fully prepared for one of the most significant changes to the private rented sector in a generation. The removal of Section 21, alongside the shift to periodic tenancies and tighter compliance requirements, represents a fundamental change in how lettings businesses must operate.
It is vital that agents act now if they have not already done so, reviewing processes, training staff and ensuring they fully understand the new legal framework. Those who are prepared will be in the strongest position to support both landlords and tenants through this transition.
We will continue to support the sector every step of the way, providing practical guidance and training to help agents remain compliant and confident under the new regime.”
Webinar insights and training support
Propertymark’s Renters’ Rights Act webinar, held on 13 April 2026, saw over 2,000 agents register and delivered essential 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 for pipeline management and referencing. A recording remains available on demand: Register
Demand for further training has been exceptionally high, with the Section 8 and 13: Rents, Rights and Repossession course quickly snapped up by agents. Additional dates have now been added to support those looking to build practical knowledge and confidence under the new regime. Find out more 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 this transition, providing ongoing guidance, training and resources to help the sector remain compliant and operationally ready.
