What Section 48 requires

Section 48 is straightforward: a landlord must provide every tenant with an address in England or Wales at which notices (including notices in court proceedings) may be served on the landlord.

The requirements:

If the landlord's address changes during the tenancy — for example, you switch managing agents — you must issue a fresh Section 48 notice with the new address.

Why it matters: the rent consequence

Here's the provision most landlords don't know about. Under Section 48(2):

Until such a notice is given, no rent or service charge shall be payable by the tenant to the landlord.

This doesn't mean the tenant never has to pay. It means rent is not legally payable until you provide the address. Once you serve a valid Section 48 notice, all withheld rent becomes due immediately. But until that point, a tenant who withholds rent has a statutory defence if you try to recover it.

In practice, this means:

• You cannot pursue rent arrears through the courts if you haven't served a Section 48 notice
• A tenant can withhold rent without breaching the tenancy agreement
• Once you serve the notice, arrears become payable — but you've lost leverage and time

The eviction consequence

Section 48 compliance also affects possession proceedings. If your Section 8 notice (the only eviction route from 1 May 2026) is served from an address that doesn't comply with Section 48, a tenant can challenge the validity of the notice.

Before the Renters' Rights Act, landlords could work around this by serving a Section 21 no-fault notice, which had less stringent procedural requirements. With Section 21 abolished from 1 May 2026, every possession claim goes through Section 8 — and every Section 8 notice is vulnerable to challenge if your Section 48 compliance is defective.

For the full picture on eviction changes, see Section 21 abolished: what landlords need to do.

Section 48 vs Section 47

These two sections of the Landlord and Tenant Act 1987 are often confused:

Section 47 is about identification — the tenant needs to know who the landlord is. Section 48 is about accessibility — the tenant needs a domestic address to send legal notices to.

Both apply. If your rent demands don't include the landlord's name and address (Section 47), the rent is also not payable until the information is provided.

How to comply: a 3-step check

1. Check every current tenancy

Review your tenancy agreements. Does each one include a clearly identified address in England or Wales "for service of notices"? The phrase matters — the address needs to be explicitly identified as the notice address, not just appear as a correspondence address in the letterhead.

If you're a managing agent, the agent's office address in England or Wales satisfies Section 48 — provided the tenancy agreement or a separate notice identifies it as the address for serving notices on the landlord.

2. Issue a notice for any gaps

If any tenancy is missing a valid Section 48 notice, serve one immediately. A simple letter is sufficient:

To: [Tenant name(s)] Property: [Address] Date: [Date]

Under Section 48 of the Landlord and Tenant Act 1987, I hereby notify you that the address at which notices (including notices in proceedings) may be served on the landlord is:

[Address in England or Wales]

[Landlord name / Agent name on behalf of landlord]

Keep a copy and proof of delivery (recorded post or acknowledged email).

3. Update your onboarding process

For every new tenancy, include the Section 48 address in the tenancy agreement itself. This is the simplest way to comply — a separate notice is unnecessary if the agreement clearly identifies the address.

The RRA enforcement connection

Since 27 December 2025, local authorities in England have had expanded powers to investigate private landlords under the Renters' Rights Act 2025. They can:

• Enter properties to inspect
• Demand compliance documentation going back 12 months
• Access third-party data (letting agent records, utility data)

Section 48 compliance is part of the documentation trail. If a council investigates and finds that you haven't provided tenants with a valid notice address, this strengthens any tenant complaint and weakens your position in any enforcement action.

Combined with the Phase 2 Private Rented Sector Database (expected late 2026), where all landlords must register properties and upload compliance data, these previously ignored procedural requirements are becoming genuinely enforceable.

Common mistakes

Using a PO Box. Section 48 requires a physical address. PO Boxes don't count.

Using an overseas address. Even if that's where the landlord lives. If you're a non-resident landlord, appoint a UK-based agent and use their address.

Including the address in the agreement but not identifying it as the Section 48 address. A landlord's address in the header of the agreement may not be sufficient. The safest approach is an explicit clause: "The landlord's address for service of notices under Section 48 of the Landlord and Tenant Act 1987 is [address]."

Forgetting to update after a change. If you change managing agents or move, issue a new Section 48 notice to every affected tenant.

Assuming Section 48 only matters at the start. It's an ongoing obligation. If your address changes and you don't notify tenants, you lose compliance from that point.

Checklist

• Every current tenancy has a valid Section 48 address on record
• The address is in England or Wales (physical, not PO Box)
• The address is explicitly identified as the landlord's address for service of notices
• Tenancy agreement template includes Section 48 address clause
• A process exists to issue new Section 48 notices when the address changes

For a personalised compliance assessment across all RRA requirements — including notice obligations — try the free RRA Readiness Checker.

For the full Phase 1 compliance walkthrough, see the Complete Landlord Compliance Checklist.

This guide covers Section 48 of the Landlord and Tenant Act 1987 as it applies to residential tenancies in England and Wales. This is not legal advice — for specific questions about your situation, consult a solicitor specialising in landlord and tenant law.

Information is current as of the date shown above.

Where to download Form 4A

The official download will live here: GOV.UK assured-tenancy-forms-for-privately-rented-properties-from-1-may-2026. Bookmark it. The page was published on 20 March 2026 with preview versions that cannot yet be used for service — the usable versions replace them on 1 May 2026 at Phase 1 commencement.

GOV.UK prescribed forms are typically published as PDFs under assets.publishing.service.gov.uk/media/.... Don't trust any third-party site claiming to offer "Form 4A" before the official publication — the enforcement standard is the GOV.UK-served file, and a notice on a non-prescribed form is liable to be challenged and set aside.

If you serve a rent-increase notice before 1 May 2026 with an effective date before 1 May 2026, use the existing Form 4 — still valid for the transitional period. Everything with an effective date from 1 May 2026 onwards must use Form 4A.

Is there a Word version?

The government usually publishes prescribed notice forms as PDF only. A Word version is not guaranteed. Two workable options if you need to complete Form 4A digitally:

1. PDF editor. Acrobat, Apple Preview, or any free PDF annotator lets you type into the GOV.UK PDF directly. This is what most letting agents do.
2. Use our calculator to compute the fields. The RentersActReady Rent Increase Calculator computes the earliest valid notice date, the earliest effective date, the 12-month minimum, and the 2-month notice period from your tenancy-start or last-increase date. Paste those into the GOV.UK PDF. The calculator updates with the published form on 1 May 2026.

Whatever tool you use, the substance has to match Form 4A — you can't re-create the layout on letterhead and hope it passes a tribunal.

Form 4 vs Form 4A — which applies?

The cross-over date is the effective date, not the serve date. A Form 4 served today with an effective date in July 2026 is not valid under the new regime; you'd need Form 4A served after the 1 May publication.

How to complete Form 4A step by step

A condensed version, covered in depth in the main Form 4A guide:

1. Check eligibility. The tenancy must be at least 12 months old. Fewer than 12 months since tenancy start or last increase = not eligible yet.
2. Decide the effective date. From 1 May 2026 this must be at least 2 months after the date of service (not the date of posting — allow for first-class transit time).
3. Complete the form. Names, addresses, current rent, proposed rent, effective date, signature. Keep a copy.
4. Serve the notice. First-class post or in person; a Section 48 address for service of notices on the landlord must already be in the tenancy agreement (LTA 1987 s.48(1) — "an address in England and Wales").
5. Hold the line. If the tenant refers the notice to the First-tier Tribunal (Property Chamber), the tribunal decides the rent. Build your comparables before you serve, not after.

For the full step-by-step plus the tribunal's approach to comparables, see the Form 4A deep guide and the Rent Increase Calculator.

Related guides

• Form 4A rent increase under the Renters' Rights Act — the full procedural guide
• Fair rent increase — what percentage is defensible — comparables + tribunal evidence
• RRA key dates and timeline — all three phases at a glance

Guidance only, not legal advice. Verify against legislation.gov.uk and GOV.UK before relying on any rate or date.

This guide is written in plain English. No legal jargon where it isn't necessary, and links to the actual legislation where it is.

You can no longer be evicted without a reason

The biggest single change: Section 21 "no-fault" evictions are abolished from 1 May 2026. Your landlord cannot serve a notice to end your tenancy simply because they want you to leave.

From 1 May 2026, a landlord can only evict you using Section 8 of the Housing Act 1988, which requires a specific legal reason ("ground"). The main grounds are:

The landlord must prove the ground at court. If they can't, the eviction fails.

What if your landlord served a Section 21 notice before 1 May 2026? It remains valid only if they commence court possession proceedings by 31 July 2026 — or within 6 months of the notice being served, whichever is earlier. If no court proceedings are commenced within that window, the notice expires and has no effect.

For a detailed look at the transitional rules, see Section 21 abolished: what landlords and agents need to do.

Your tenancy becomes more secure

All Assured Shorthold Tenancies (ASTs) — including those mid-way through a fixed term — automatically convert to periodic tenancies on 1 May 2026. This means:

• No more fixed terms. Your tenancy rolls indefinitely. You don't need to renew every 6 or 12 months.
• You can leave with 2 months' notice at any time. There's no minimum tenancy period — you can give notice from day one.
• No break clauses needed. They're redundant because you already have the right to leave with 2 months' notice.

Your rent, deposit protection, and existing terms continue unchanged. The conversion happens automatically — you don't need to sign anything.

For the full conversion details, see AST to periodic conversion explained.

Rent can only go up once a year — and you can challenge it for free

Under the new rules:

• One increase per year — no more than once in any 12-month period
• Not in the first 12 months — no increase within the first year of your tenancy
• 2 months' notice — your landlord must use the new Form 4A (replacing Form 4)
• No informal upward agreements — an informal agreement to raise the rent outside the statutory procedure has no effect under new HA 1988 s.13(4A). A valid Form 4A notice is the usual route; an agreement that follows a valid s.13 notice is also expressly permitted (s.13(4)(b)). Mutual rent reductions and non-rent variations remain effective under the new s.13(4B) carve-out.

Your right to challenge

If you think the proposed increase is above market rent, you can refer it to the First-tier Tribunal (Property Chamber). Key points:

• Generally no application fee for rent-determination challenges at the First-tier Tribunal (Property Chamber) — check the current First-tier Tribunal (Residential Property Tribunal) Fees Order for the definitive position
• No risk of eviction — Section 21 is abolished, so your landlord cannot evict you for challenging
• The tribunal determines market rent — they may set it at, below, or between the current and proposed amount
• Hardship delay — if the increase causes you genuine hardship, the tribunal can delay the effective date by up to 2 additional months

The biggest change here isn't the rule itself — it's the power dynamic. Previously, challenging a rent increase risked a Section 21 notice. That risk is gone. Tenants now have a genuine, risk-free avenue to contest increases above market rate.

For more on what "market rate" actually means and how increases work, see What is a fair rent increase under the RRA?

Your landlord cannot discriminate against you

From 1 May 2026, it's explicitly unlawful for landlords or letting agents to refuse you a tenancy because:

• You receive benefits (Housing Benefit, Universal Credit housing element, or any other welfare payment)
• You have children

Landlords can still apply objective, consistent selection criteria — affordability checks, referencing, and credit assessments. What they can't do is apply blanket policies like "No DSS" or "No children."

Civil penalty: Anti-discrimination: RRA 2025 ss.33-42 (Chapter 3) prohibit advertising or offering to let on a discriminatory basis against tenants with children or benefit recipients. A local housing authority may impose a civil penalty of up to £7,000 per breach under RRA 2025 s.40 (https://www.legislation.gov.uk/ukpga/2025/26/section/40).

If you believe you've been discriminated against, you can report it to your local council's private rented sector enforcement team.

You can request to keep a pet

You have the right to make a written request to keep a pet. The Act requires the landlord to respond in writing within 28 days of the request (RRA 2025 s.11). The Act is silent on the consequence of a late response — there is no deemed-consent rule in the statute. If your landlord hasn't responded after 28 days, chase the response in writing; do not assume the pet is permitted by default.

Reasonable refusals are still permitted — for example, if the property is too small, the building's lease prohibits pets, or there's a genuine health and safety concern. The refusal must be documented with reasons.

The pet-insurance clause from the Bill was removed before Royal Assent. A damage-related condition on consent must be agreed between landlord and tenant under general contract terms (RRA 2025 s.11 inserts HA 1988 s.16A; see https://www.legislation.gov.uk/ukpga/2025/26/section/11), but a landlord cannot unilaterally require pet insurance as a statutory condition of consent. If your tenancy agreement purports to require pet insurance as a mandatory term, treat the clause as legally uncertain and seek advice before signing.

Rent bidding and advance rent are capped

Two protections that affect how you search for a property:

• No rent bidding. Landlords and agents cannot invite, encourage, or accept offers above the advertised asking rent. If a property is listed at £1,200/month, that's the maximum the landlord can charge. Financial penalty: up to £7,000.
• Maximum 1 month's rent in advance. Landlords cannot ask for more than 1 month's rent upfront. This closes the practice of requiring 3–6 months from tenants who might not pass traditional credit checks.

You must receive key documents

From 1 May 2026:

• New tenancies: Your landlord must provide a Written Statement of key tenancy terms at the start of the tenancy. The government will publish the prescribed format.
• Existing tenancies: Your landlord must give you written information about the Renters' Rights Act changes within one month of 1 May 2026 (by 31 May 2026 — RRA 2025 Sch 6 para 7(2): https://www.legislation.gov.uk/ukpga/2025/26/schedule/6/paragraph/7).

Monitor GOV.UK's assured tenancy forms page for the prescribed formats.

What's coming next: Phase 2 and Phase 3

Phase 1 (1 May 2026) covers the rights above. Two more phases follow:

Phase 2 (late 2026 onwards):

• Private Rented Sector Database — your landlord must register the property. You'll be able to check whether your landlord is registered and compliant.
• Private Landlord Ombudsman — a free dispute resolution service. Instead of going to court for non-eviction disputes (repairs, deposit deductions, service quality), you can complain to the Ombudsman.

Phase 3 (date TBC):

• Decent Homes Standard — minimum property condition requirements applied to the private rented sector for the first time
• Awaab's Law — The statutory hook is already in the Act: RRA 2025 s.60 amends LTA 1985 s.10A to extend the hazard-remediation covenant from social housing to any dwelling-house in England let on a lease for a term of less than 7 years — which includes most PRS tenancies. The prescribed timeframes for investigating and remedying hazards (damp, mould, excess cold, electrical, fire) will be set by regulations under s.10A(3), not yet published. Section 60 itself is not yet commenced (it is not in the SI 2026/421 1 May 2026 commencement list). Timeline: a further commencement SI, then the s.10A(3) regulations, then operative duty.

For the full timeline with all confirmed and estimated dates, see Key dates for the Renters' Rights Act.

What you should do now

1. Check your tenancy type. If you have an AST, it converts to periodic on 1 May 2026 automatically. You don't need to do anything.
2. Know your eviction rights. If your landlord served a Section 21 notice before 1 May 2026, check whether they have commenced court possession proceedings. They have until 31 July 2026 (or 6 months from when the notice was served — whichever is earlier). If proceedings are not commenced within that window, the notice expires.
3. Keep rent increase records. From 1 May 2026, only Form 4A increases are valid. If your landlord asks for a rent increase any other way, you don't have to agree.
4. Report discrimination. If a landlord or agent refuses to rent to you because of benefits or children, contact your local council enforcement team.
5. Document property conditions. Take dated photos of damp, mould, or disrepair. These will be essential evidence when Awaab's Law comes into force.

For a comprehensive overview of all RRA changes, see our Renters' Rights Act key dates timeline.

This guide covers tenant rights under the Renters' Rights Act 2025 as it applies to private rented sector tenancies in England only. Scotland has the Private Housing (Tenancies) (Scotland) Act 2016. Wales has the Renting Homes (Wales) Act 2016. This is not legal advice — for specific questions, contact Shelter or a solicitor specialising in housing law.

Information is current as of the date shown above.

Regular property inspections are how you catch problems before an enforcement officer does. This checklist covers every area a sole-operator letting agent or self-managing landlord should check during a routine mid-tenancy inspection — organised room by room, with the specific compliance points that matter under the current enforcement regime.

Before the inspection

Give proper notice

Give at least 24 hours' written notice before entering the property for an inspection (unless it's a genuine emergency) — industry practice; the statutory test under Landlord and Tenant Act 1985 s.11(6) is 24 hours' written notice (https://www.legislation.gov.uk/ukpga/1985/70/section/11). Best practice: give 48 hours and confirm in writing (email or text). Record the date and time of your notice.

Bring the right documents

Have these to hand during the inspection (digital or printed):

• Current Gas Safety Certificate
• Current EICR
• Current EPC
• Deposit protection certificate and prescribed information
• Last Form 4A or rent increase notice (if any)
• Previous inspection report (for comparison)

Safety certificates and alarms

Check these first — they're the compliance items most likely to trigger penalties.

Gas safety

Legal basis: Gas Safety (Installation and Use) Regulations 1998. Penalty under HSWA 1974 s.33 (post-LASPO 2012): custodial sentence up to 2 years on indictment (12 months summary); unlimited fine on indictment. Also triggers Rent Repayment Orders under the RRA.

Electrical safety

Legal basis: Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. Penalty: up to £40,000 per breach (Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, Reg 11(2)(b) — as amended by SI 2025/1043 effective 1 November 2025). See https://www.legislation.gov.uk/uksi/2020/312/regulation/11.

Smoke and CO alarms

Legal basis: Smoke and Carbon Monoxide Alarm (England) Regulations 2015 (SI 2015/1693, as amended by SI 2022/707). Penalty charge up to £5,000 under reg 8(2) of the 2015 Regulations (https://www.legislation.gov.uk/uksi/2015/1693/regulation/8).

EPC

Legal basis: Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015. Penalty: up to £5,000.

Room-by-room checklist

Go through each area systematically. Note the condition and photograph anything that's changed since the last inspection.

Kitchen

Bathroom

Bedrooms

Living areas

Hallways, stairs, and communal areas

Exterior (if applicable)

HHSRS hazards to flag

The Housing Health and Safety Rating System (HHSRS) identifies 29 hazard categories. During a routine inspection, watch specifically for:

The statutory hook for the PRS extension of Awaab's Law is already in the Act: RRA 2025 s.60 amends LTA 1985 s.10A to extend the hazard-remediation covenant from "relevant social housing leases" to any dwelling-house in England let on a lease for a term of less than 7 years. Prescribed timeframes for investigating and remedying specified hazards (damp, mould, excess cold, electrical hazards, fire) will be set by regulations under s.10A(3) — these have not yet been published. Section 60 itself is not yet commenced (not in SI 2026/421); a further commencement SI and the s.10A(3) regulations are both required before the duty becomes operative in the PRS. Documenting hazards with dates and actions taken now will be the evidence base once the regulations land.

HMO additional checks

If the property is a House in Multiple Occupation (licensed or licensable), add these:

After the inspection

1. Write up the report immediately

Don't rely on memory. Complete your inspection notes the same day. Include:

• Date and time of inspection
• Property address
• Who was present
• Condition of each area checked
• Photos of any issues found
• Actions required with deadlines

2. Share with the tenant

Send a copy of the inspection report to the tenant within 7 days. This isn't legally required for a routine inspection, but it's good practice — it creates a shared record and gives the tenant an opportunity to flag anything you missed.

3. Action maintenance issues

Prioritise by risk:

1. Immediate (24-48 hours): Safety hazards — gas leaks, exposed wiring, non-functional smoke alarms
2. Urgent (7 days): Damp/mould, broken locks, non-functional heating
3. Routine (28 days): Cosmetic damage, minor repairs, appliance issues

4. File the report

Store digital copies where you can retrieve them quickly. From 27 December 2025, councils can demand 12 months of compliance documentation — having organised records for every property saves you when enforcement officers visit.

Inspection frequency

There's no legal minimum for inspection frequency in England, but industry standard is:

More frequent inspections during the first year help catch problems early and demonstrate active management — useful evidence if a dispute reaches the Ombudsman (mandatory membership required under Phase 2 of the RRA).

For a personalised, interactive checklist based on your property type, try the free Inspection Checklist Generator. For a broader assessment of your compliance across all RRA requirements — not just inspections — try the free RRA Readiness Checker.

For the complete list of Phase 1 requirements and deadlines, see the Complete Landlord Compliance Checklist.

This checklist applies to private rented sector properties in England only. HMO requirements vary by local authority licence conditions. This is not legal advice — for specific questions, consult a qualified surveyor or solicitor.

Information is current as of the date shown above.

That changes the calculus. Under the old rules, most tenants accepted increases because challenging them was rare and the landlord could serve a Section 21 notice in retaliation. From 1 May 2026, Section 21 is abolished, tribunal challenges are free, and the tribunal can delay the increase by up to 2 additional months if the tenant faces hardship. The question isn't "what's the maximum I can charge?" — it's "what increase can I defend with evidence?"

How rent increases work from 1 May 2026

The only statutory route to a rent increase on an assured tenancy is the Section 13 process using the new Form 4A. Informal agreements to increase the rent outside that procedure have no legal effect under new HA 1988 s.13(4A). Two explicit exceptions survive: (a) an agreement under HA 1988 s.13(4)(b) that follows a valid s.13 notice, and (b) a downward agreement following a s.14 tribunal determination. Mutual agreements to reduce the rent, or to vary non-rent terms, also remain effective under the new s.13(4B) carve-out.

The rules:

For the step-by-step Form 4A process and worked examples, see our Form 4A rent increase guide.

What "market rent" actually means

When the tribunal assesses a challenged increase, it determines the open market rent for the property in its current condition. This is defined in Section 14 of the Housing Act 1988 (as amended by the RRA).

The tribunal considers:

• Rents for comparable properties in the same area
• The property's condition, size, location, and amenities
• The current local rental market

The tribunal does not consider:

• Improvements the tenant has made
• The landlord's mortgage costs or desired yield
• What the landlord paid for the property

This is a critical point: the tribunal doesn't care about your costs. If comparable 2-bed flats in the same postcode rent for £950/month and yours is currently at £900, the maximum defensible increase is roughly £50/month — regardless of whether your mortgage rate doubled.

What percentage is actually defensible?

There's no single "fair" number. Early 2026 tribunal case law on RRA rent determinations is thin — the Act is new. Agents and landlords commonly cite increases in the 3–5% range informally, but there is no safe-harbour percentage. The tribunal sets market rent under HA 1988 s.14 (as amended by RRA 2025 s.7), which is evidence-driven and unpredictable in the early caselaw phase. Build your case with local comparables; do not assume any percentage is "safe".

For reference, here are the macro-level benchmarks for England in early 2026 — useful context when you prepare comparables, not defensible rate ceilings in themselves:

A 10%+ increase without strong market data is very likely to trigger a tribunal referral — and from May 2026, tenants have nothing to lose by challenging. But the inverse is not safe either: a 4% increase can still be reduced if the tribunal's own comparables disagree with yours. The protection is the evidence, not the rate.

How to build a defensible increase

The tribunal uses comparable evidence. So should you. Before serving a Form 4A notice:

1. Gather local comparables

Search major listing portals for properties matching yours:

• Same number of bedrooms
• Same postcode district (first 4-5 characters)
• Same property type (flat, terraced, semi-detached)
• Listed or let in the last 3 months

Record asking rents for at least 5 comparables. The ONS Index of Private Housing Rental Prices provides regional averages but the tribunal uses hyperlocal data — same street or estate is best.

2. Adjust for property condition

Your property's condition matters. If comparable flats have been refurbished and yours hasn't, the tribunal will discount your comparable evidence. Be honest about where your property sits relative to the comparables.

3. Calculate the proposed increase

Compare your current rent against the comparable median. If the median comparable rent is £1,050 and you're currently charging £950, a £100/month increase (10.5%) is defensible because it's supported by market evidence — even though 10.5% sounds high.

Conversely, if comparables are at £980 and you're at £950, a £30/month increase (3.2%) is all the evidence supports. Asking for £100 would be overturned at tribunal.

4. Document everything

Keep your comparable search results, screenshots of listings, and the ONS data you referenced. If the tenant challenges, you'll need this for the tribunal.

Worked example: a 2-bed flat in Bristol

Proposed increase: £950 → £1,020/month (7.4%).

Is this defensible? Yes — it's backed by 5 recent comparables in the same postcode district. The increase brings the rent to the local median, not above it.

What if the tenant challenges? The tribunal reviews the same comparable data. If they agree the market rent is £1,020, the increase stands. If they find the market rent is £990, they set it at £990 and the landlord can't challenge further.

Use the free Rent Increase Calculator to check when you can next increase rent on each property and calculate the 2-month notice period.

What happens if the tenant challenges

The process from 1 May 2026:

1. You serve Form 4A with the proposed new rent and the date it takes effect (at least 2 months away)
2. Tenant receives it — they have until the effective date to respond
3. Tenant refers to tribunal — free application to the First-tier Tribunal (Property Chamber)
4. Tribunal determines market rent — based on comparable evidence, not your proposal
5. Tribunal sets the rent — this could be your proposed amount, the current rent, or anything in between
6. Hardship delay — if the increase causes genuine hardship, the tribunal can delay the effective date by up to 2 additional months

Key changes from the current system:

• No retaliatory eviction risk — Section 21 is abolished, so tenants can challenge without fear of being served notice
• Tribunal can't exceed your proposal — they can reduce it but won't increase it above what you asked for
• One-way door — once the tribunal sets the rent, that's the rent. You can't serve another Form 4A for 12 months.

Common mistakes to avoid

Serving Form 4A too early. You cannot increase rent within the first 12 months of the tenancy. If the tenancy started 15 September 2025, the earliest Form 4A effective date is 15 September 2026 — and you need 2 months' notice, so serve by 15 July 2026.

Using the wrong form. Form 4 (the current version) will not be valid from 1 May 2026. You must use Form 4A. Monitor GOV.UK's assured tenancy forms page for the new form.

Relying on contractual clauses. Any pre-authorised clause in your tenancy agreement specifying when or how rent increases (e.g., "RPI + 2% on anniversary") is of no effect from 1 May 2026 under new HA 1988 s.13(4A) (inserted by RRA 2025 s.6(7)). The Section 13 / Form 4A notice is the only route to a rent increase outside (a) a s.13(4)(b) agreement following a valid s.13 notice or (b) a downward agreement following a s.14 tribunal determination. Non-rent variations, and mutual rent reductions, remain available under the new s.13(4B) carve-out.

Not keeping comparable evidence. If your increase is challenged and you can't produce evidence, the tribunal will determine market rent based on whatever data is available — which may result in no increase at all.

Multiple increases in 12 months. Only one Form 4A notice per tenancy per 12-month period. If you serve one and it's reduced at tribunal, you can't serve another to "top up" until the next 12-month window.

The strategic shift for landlords

Before the RRA, rent increases were largely a negotiation. Tenants who pushed back risked a Section 21 notice. That dynamic is gone.

From May 2026, every rent increase is potentially a tribunal case. The landlords who adapt fastest will:

• Set rents at market from the start — if your initial rent is below market, you'll face a larger catch-up increase that's more likely to be challenged
• Build a comparable evidence file for every property annually, even if you don't increase rent that year
• Time increases carefully — the once-per-year restriction means a mistimed increase locks you out for 12 months

For the full compliance picture, see the Complete Landlord Compliance Checklist. For the mechanics of the notice form itself, see Form 4A: where to download. For all key dates and deadlines, check the RRA key dates timeline.

This guide covers rent increases under the Renters' Rights Act 2025 as it applies to assured tenancies in England only. This is not legal or financial advice. For specific questions about your situation, consult a solicitor or RICS surveyor.

Information is current as of the date shown above. We update this page when new guidance or secondary legislation is published.

This isn't a single switch-on date. The Act rolls out in three phases, and one set of provisions is already in force. Here's every confirmed and estimated date, what changes at each stage, and what you need to do before each one.

Already in force: council investigation powers (27 December 2025)

Most coverage focuses on 1 May 2026, but council investigatory powers under Part 4 Chapter 3 (ss.114–136) of the Act came into force on 27 December 2025 — two months after Royal Assent.

What this means: local authorities in England can already:

• Enter privately rented properties to investigate suspected offences
• Demand compliance documents going back 12 months (gas certificates, EICRs, deposit protection evidence)
• Access third-party data (letting agent records, utility company data) to identify non-compliant landlords

If your gas safety certificate lapsed for two months last summer and you renewed it, the council can still see the gap. This isn't hypothetical — a number of councils have been expanding their private rented sector enforcement teams since 2024, using additional central government funding.

What to do now: Ensure every property in your portfolio has an unbroken compliance history for at least the last 12 months. If there are gaps, document what happened and what you did to fix it.

Phase 1: 1 May 2026 — the main event

Eight major changes take effect simultaneously. Here's each one with the specific preparation it requires.

1. Section 21 abolished

No new no-fault eviction notices can be served from 1 May 2026. If you've already served a Section 21 notice, court possession proceedings must be commenced by 31 July 2026 — or within 6 months of the notice being served, whichever is earlier — otherwise the notice expires.

All future possession claims go through Section 8 grounds. The Act adds new mandatory grounds including Ground 1A (landlord intends to sell) and Ground 4A (student accommodation).

Prepare by: Review every active Section 21 notice. Commence court proceedings within the transitional window or switch to Section 8 grounds. For the full transition guide, see Section 21 abolished: what landlords need to do.

2. ASTs convert to periodic tenancies

Every Assured Shorthold Tenancy — even those mid-way through a fixed term — becomes a periodic tenancy automatically. Fixed-term clauses, break clauses, and contractual rent review provisions all cease to have effect.

Prepare by: Audit every tenancy in your portfolio. Update records to reflect periodic status. Stop issuing new fixed-term agreements. For what this means in practice, see AST to periodic conversion explained.

3. Form 4A replaces all rent increases

The only valid way to increase rent becomes the Section 13 process using the new Form 4A. Once per year, not in the first 12 months, with 2 months' notice. Informal agreements — even signed by both parties — don't count.

Prepare by: Calculate when each tenancy's next valid increase date falls. Set up a Form 4A tracking system. Use the free Rent Increase Calculator to check your dates.

4. Rent bidding banned

You cannot advertise "offers above" or accept any amount over the stated asking rent. Rent-bidding is prohibited by RRA 2025 s.56 (https://www.legislation.gov.uk/ukpga/2025/26/section/56). A local housing authority may impose a civil penalty of up to £7,000 per breach under RRA 2025 s.57 (https://www.legislation.gov.uk/ukpga/2025/26/section/57).

Prepare by: Audit every active property listing on major listing portals. Remove any "offers above" or "best offer" language. Set a specific asking rent on every listing.

5. Advance rent capped at 1 month

You cannot request or accept more than 1 month's rent upfront. This closes the workaround of demanding 3–6 months from tenants with weaker credit profiles.

Prepare by: Update application processes to remove options for advance payments beyond 1 month.

6. Written Statements required

A Written Statement of key tenancy terms must be given to every new tenant from 1 May 2026. For existing tenancies, Sch 6 para 7 splits into two branches: (a) wholly/partly written tenancies are disapplied from s.16D / s.16E (para 7(1)(a)) and instead receive the statutory Tenant Information Sheet under para 7(2) within one month of 1 May 2026 (by 31 May 2026); (b) wholly oral tenancies get the full s.16D Written Statement, but the pre-tenancy deadline is modified by para 7(5) to one month from 1 May 2026. The Information Sheet is prescribed by SI 2026/324 (in force 1 May 2026). See RRA 2025 Sch 6 para 7.

Prepare by: Monitor GOV.UK's assured tenancy forms page for the prescribed formats (expected March–April 2026).

7. Anti-discrimination protections

Blanket bans on tenants who receive benefits or have children become explicitly unlawful. You can still apply objective affordability criteria — but "No DSS" or "professionals only" policies will trigger penalties.

Prepare by: Review all listing templates and application forms. Remove any blanket exclusion language. Document consistent, objective selection criteria.

8. Pet request process

Tenants can request to keep a pet. The Act requires a written response within 28 days of the request (RRA 2025 s.11). It is silent on the consequence of a late response — there is no deemed-consent rule in the statute. The safer practice is always to respond in writing within 28 days, with reasons if refusing. The pet-insurance clause from the Bill was removed before Royal Assent; you can agree a damage-related condition with the tenant under general contract terms (RRA 2025 s.11 inserts HA 1988 s.16A: https://www.legislation.gov.uk/ukpga/2025/26/section/11), but cannot unilaterally require pet insurance as a statutory condition of consent.

Prepare by: Create a standard pet request form and tracking system. Define reasonable refusal criteria (property size, genuine leasehold restrictions).

Phase 2: late 2026 – 2028 — infrastructure and dispute resolution

Phase 2 introduces two systems that don't yet exist:

The PRS Database is significant because it gives councils a single place to check compliance across every property you manage. Currently, enforcement is reactive — councils investigate complaints. The database enables proactive enforcement: if your gas certificate isn't uploaded, the system flags it automatically.

Prepare by: Digitise all compliance documents now. If you store certificates in a filing cabinet or email attachments, start building a structured digital record for each property. When the database launches, you'll need property details, tenancy information, and current certificates ready to upload.

Secondary legislation confirming exact dates and technical specifications hasn't been published yet. The MHCLG implementation roadmap says the database will be rolled out "starting in late 2026" with a phased regional approach.

Phase 3: date TBC — raising standards

Phase 3 extends two sets of requirements from social housing to the private rented sector:

• Decent Homes Standard — specific property condition requirements that go beyond the current Housing Health and Safety Rating System (HHSRS)
• Awaab's Law — prescribed maximum timeframes for landlords to investigate and remedy serious hazards (damp, mould, structural issues), named after Awaab Ishak, a two-year-old who died from mould exposure in social housing in 2020

The government has consulted on both but hasn't published the private rented sector regulations yet. There are no confirmed dates for Phase 3.

Prepare by: Address known property condition issues now — especially damp, mould, and ventilation. These are the hazards most likely to trigger enforcement action under any standard.

The complete timeline at a glance

For live countdowns on every milestone, use the free RRA Deadline Tracker.

What to prioritise right now

If you haven't started preparing for Phase 1, focus on these in order:

1. Safety certificates — get gas, EICR, EPC, and smoke/CO alarms current across every property. Council investigation powers are already live.
2. Section 21 decisions — if you have active notices, commence court possession proceedings by 31 July 2026 (or within 6 months of serving, whichever is earlier) or start a Section 8 process.
3. Rent increase setup — map every tenancy's next valid Form 4A date and set up a tracking system.
4. Listings audit — remove rent bidding language, advance rent requirements above 1 month, and discriminatory criteria.

For a personalised assessment of where your portfolio stands across all Phase 1 requirements, try the free RRA Readiness Checker. It scores your compliance across every area and generates a prioritised action list with deadlines.

For the full compliance walkthrough, see the Complete Landlord Compliance Checklist.

This guide covers the Renters' Rights Act 2025 as it applies to private rented sector properties in England only. Scotland has separate legislation (Private Housing (Tenancies) (Scotland) Act 2016). Wales has the Renting Homes (Wales) Act 2016. This is not legal advice — for specific legal questions, consult a solicitor specialising in landlord and tenant law.

Information is current as of the date shown above. We update this page as new secondary legislation and implementation dates are confirmed.

If you're a sole-operator letting agent or self-managing landlord, this changes how you handle tenancy agreements, rent reviews, break clauses, and possession proceedings. Here's exactly what happens and what you need to do.

What "conversion to periodic" actually means

Today, most residential tenancies in England are ASTs with a fixed term (typically 6 or 12 months). When the fixed term ends, they become contractual periodic tenancies — rolling month to month.

From 1 May 2026, the concept of a fixed-term AST ceases to exist. Every tenancy becomes an assured periodic tenancy (not an AST — the "shorthold" designation is abolished). The tenancy rolls indefinitely until:

• The tenant gives 2 months' written notice to leave (from day one — no minimum tenancy period)
• The landlord obtains a possession order using Section 8 grounds (which now require specific reasons — see our Section 21 abolition guide)

There is no mechanism to create a new fixed-term tenancy after 1 May 2026.

Which tenancies are affected

Every AST in England. Specifically:

The conversion applies to approximately 4.6 million private rented tenancies in England.

What stops working on 1 May 2026

Several clauses commonly found in AST agreements become unenforceable:

Fixed-term clauses

A clause stating "this tenancy is for a term of 12 months commencing on [date]" has no legal effect from 1 May 2026. The tenancy is periodic regardless.

Penalty risk: Attempting to enforce a fixed term after 1 May 2026 may trigger a civil penalty under HA 1988 s.16E (inserted by RRA 2025 s.13; breach of s.16E(1) carries a penalty cap of £7,000 under HA 1988 s.16I, inserted by RRA 2025 s.15).

Break clauses

Redundant. The tenant can give 2 months' notice at any point. There's no minimum tenancy period to "break" from.

Contractual rent review clauses

Pre-authorised clauses in your tenancy agreement that specify when and how rent can be increased (e.g., "rent will increase by RPI annually on the anniversary") are of no effect from 1 May 2026. The statutory phrase sits in new HA 1988 s.13(4A) (inserted by RRA 2025 s.6(7)). The Section 13 / Form 4A process is the only statutory route to a rent increase — with s.13(4)(b) post-notice agreements and s.14 tribunal-plus-downward-agreement preserved. Non-rent mutual variations remain effective under the new s.13(4B) carve-out.

For the full Form 4A process, see our rent increase guide. To calculate your next valid increase date, try the Rent Increase Calculator.

What you need to do

1. Audit your portfolio

List every tenancy in your portfolio with:

• Tenancy start date
• Current fixed-term end date (if applicable)
• Last rent increase date
• Current rent
• Any break clauses

You can use the free AST Conversion Calculator to check how each tenancy is affected and what changes on 1 May 2026.

2. Update your records

Change the tenancy type for every property from "AST" (or "AST — fixed term") to "Assured Periodic Tenancy." If you use property management software, check whether it has an RRA update — most major platforms are adding periodic tenancy tracking.

If you use spreadsheets, update your tracking sheet columns:

• Remove "Fixed term end date" (no longer relevant)
• Add "Next earliest rent increase date" (Form 4A tracking)
• Add "Tenant notice received" date column

3. Communicate with tenants

There's no legal requirement to notify tenants of the conversion — it happens automatically. However, informing tenants proactively reduces confusion and demonstrates good management. The government will publish an Information Sheet that you must provide to all existing tenants by 31 May 2026.

Keep it factual: "Your tenancy automatically becomes a periodic tenancy on 1 May 2026 under the Renters' Rights Act. You don't need to sign anything. Your rent, deposit protection, and other terms remain the same. You can end the tenancy at any time by giving 2 months' written notice."

4. Do NOT issue new fixed-term agreements

From 1 May 2026, a tenancy agreement that purports to create a fixed term has no effect. You can still issue a written tenancy agreement (in fact, a Written Statement is now required) — but it must reflect periodic terms.

Template update: If you use a standard AST template, it needs rewriting. Remove fixed-term clauses, break clauses, and contractual rent review provisions. Replace with references to the statutory Section 13 rent increase process and Section 8 possession grounds.

What does NOT change

Not everything is affected. These continue to apply after conversion:

• Deposit protection — your existing deposit scheme registration and prescribed information remain valid
• The rent amount — the conversion doesn't change the rent. Only a valid Form 4A notice can do that.
• Repair obligations — your duties under Section 11 of the Landlord and Tenant Act 1985 continue unchanged
• Safety certificate requirements — gas, EICR, EPC obligations remain the same
• The tenant's identity — the same person(s) remain the tenant(s)

Frequently asked questions

Can I ask an existing tenant to sign a new agreement? You can offer an updated written agreement that reflects periodic terms. You cannot require it. If the tenant declines, the existing agreement continues (with unenforceable clauses simply having no effect).

What if my tenant is in a 2-year fixed term that started January 2026? The remaining 20 months of the fixed term have no effect from 1 May 2026. The tenancy becomes periodic. The tenant can leave with 2 months' notice at any point.

Does this affect my mortgage lender's consent-to-let requirements? Potentially. Some buy-to-let mortgage conditions require an AST. Check with your lender — most are updating their terms for RRA compliance. The UK Finance trade body is expected to publish guidance for lenders on updated consent-to-let terms.

What about student lets with academic year cycles? Student accommodation has a specific possession route under the new Ground 4A, which applies to any HMO where all tenants meet the "student test" (covering both general student HMOs and purpose-built student accommodation) — provided the landlord gave pre-tenancy written notice, intends to re-let to students next cycle, and the possession date falls within the 1 June – 30 September window. Student lets that don't meet those conditions convert to periodic like any other tenancy.

For the full timeline of RRA changes, see the key dates timeline. Check every deadline with the RRA Deadline Tracker.

This guide applies to private rented sector properties in England only. It does not constitute legal advice. For specific legal questions about your situation, consult a solicitor specialising in landlord and tenant law.

Information is current as of the date shown above.

Timeline at a glance

Already in effect: council investigatory powers

Since 27 December 2025, local councils have had expanded powers to:

• Enter privately rented properties to inspect compliance
• Demand up to 12 months of compliance documentation
• Access third-party data to identify non-compliant landlords
• Take enforcement action using civil penalties

This change came into force 2 months after Royal Assent. Local housing authorities received additional funding in 2025/26 to build enforcement capacity, allocated based on the number of PRS properties in each area.

What this means for you: Councils can already request your Gas Safety Certificates, EICRs, EPCs, deposit protection evidence, and tenancy documentation. If your records aren't in order, the risk of enforcement action exists now — not from May 2026.

Phase 1: 1 May 2026

Phase 1 delivers the most significant changes. Here's every requirement with its specific deadline:

Section 21 abolition

• 30 April 2026: Last day to serve a valid Section 21 notice. The statute takes effect from 00:01 on 1 May 2026
• 1 May 2026: No new Section 21 notices can be served
• 31 July 2026: Latest date to begin court proceedings on a s.21(1) notice or a standard s.21(4) notice served before 1 May 2026 (or 6 months from service — whichever is earlier)
• For s.21(4) "longer-notice" variants (where the date specified in the notice is more than 2 months after service): proceedings must be commenced by the earlier of (a) 4 months from the date specified in the notice or (b) 31 July 2026 (RRA 2025 Sch 6 para 4(2))

Footnote — how "31 July 2026" is derived. The 31 July longstop is not a date printed in the statute — it is the calendar date produced by "the period of three months beginning with the commencement date" (1 May 2026), per the new HA 1988 s.21(4DA) and s.21(4EA) that Sch 6 para 4(2) inserts. Verbatim from the statute: "the period of three months beginning with the commencement date, if this three month period ends before the six month period" (new s.21(4DA)); "the period of three months beginning with the commencement date, if this three month period ends before the four month period" (new s.21(4EA)). The longstop tracks commencement — if the commencement statutory instrument ever changes, 31 July 2026 shifts with it.

Branch labelling. The 6-month rule (s.21(4DA)) applies to s.21(1) notices AND standard s.21(4) notices. The 4-month rule (s.21(4EA)) applies only to s.21(4) "longer-notice" variants where the date specified in the notice is more than 2 months after service.

All future possession claims must use Section 8 grounds.

Automatic AST conversion

On 1 May 2026, every Assured Shorthold Tenancy — including fixed-term ASTs — automatically converts to a periodic assured tenancy. This happens by operation of law. No notice or agreement is needed.

Fixed-term break clauses and end dates cease to have effect. All tenancies become rolling periodic with no fixed end date.

Rent increase rules

From 1 May 2026:

• All rent increases must use the Section 13 process with Form 4A — use the Rent Increase Calculator to check your next valid date
• Minimum 2 months' notice (increased from 1 month)
• No increase within the first 12 months of a tenancy
• Maximum one increase per 12-month period
• Pre-authorised rent review clauses and CPI/RPI indexation clauses are of no effect (new HA 1988 s.13(4A), inserted by RRA 2025 s.6(7)); mutual variation by genuine agreement remains effective under the new s.13(4B) carve-out
• Rent bidding (encouraging offers above advertised rent) is banned — penalty up to £7,000

The statutory Section 13 / Form 4A process kicks in on 1 May 2026 — if you're not sure whether your proposed figure passes the market-rate test, read what is a fair rent increase.

Rent advance cap

Landlords cannot request or accept more than 1 month's rent in advance. This applies to all new tenancies from 1 May 2026.

Written Statements and Information Sheets

• New tenancies from 1 May 2026: Must provide a Written Statement of key tenancy terms at or before the start of the tenancy
• Existing tenancies: Must provide the government-published Information Sheet by 31 May 2026 (one month after Phase 1, per RRA 2025 Sch 6 para 7(2))
• Penalty for non-compliance: Up to £7,000

The government will publish the prescribed Written Statement format and Information Sheet before 1 May 2026. Expected publication: March-April 2026.

Anti-discrimination protections

From 1 May 2026:

• Blanket bans on benefit recipients prohibited
• Blanket bans on tenants with children prohibited
• Objective, documented selection criteria required

Pet requests

From 1 May 2026:

Landlords must respond in writing within 28 days to a tenant's written pet request (RRA 2025 s.11, inserting HA 1988 s.16A — https://www.legislation.gov.uk/ukpga/2025/26/section/11). Consent must not be unreasonably refused. The Act is silent on the consequence of a late response — there is no deemed-consent rule in the statute; enforcement is via a court specific-performance order if consent is unreasonably refused or not given on time. The pet-insurance clause was removed from the Bill before Royal Assent — a landlord cannot unilaterally require pet damage insurance as a statutory condition of consent; damage-related conditions can only be agreed with the tenant.

Tenant notice to leave

From 1 May 2026, tenants can end any periodic tenancy with 2 months' notice at any time. No break clause or reason needed.

Phase 2: late 2026 onwards

Phase 2 introduces two new systems. Specific dates have not been confirmed — only that rollout begins in late 2026.

Private Rented Sector (PRS) Database

A mandatory registration system for all private landlords in England.

What we know:

• Regional rollout starting late 2026 (the government has not announced which regions go first)
• All private landlords will eventually need to register their properties
• The database will hold compliance data (certificates, registration status)
• Tenants and councils will be able to check landlord registration status
• Secondary legislation will set the specific registration requirements and fees

What we don't know yet:

• Which regions launch first
• Registration fees
• Exact data requirements
• Penalties for non-registration
• Whether existing landlord licensing schemes interact with the database

Landlord Ombudsman

All private landlords will be required to join a government-approved ombudsman scheme.

What we know:

• Development begins late 2026
• Expected to be operational by 2028
• Will handle tenant complaints that can't be resolved directly with the landlord
• Modelled on existing ombudsman services (energy, financial, etc.)

What we don't know yet:

• Membership fees
• Complaint categories and processes
• How it interacts with existing redress requirements for letting agents

Social rented sector

The Phase 1 reforms (Section 21 abolition, periodic tenancy conversion) initially apply only to the private rented sector. Phase 2 extends them to social housing. Timeline TBC.

Phase 3: estimated 2035 or 2037, pending MHCLG consultation

Phase 3 focuses on long-term property standards. The GOV.UK RRA implementation roadmap proposes Phase 3 is brought into force in either 2035 or 2037; the final year depends on ongoing MHCLG consultation. Do not treat 2030 as a date — the 2030 figure comes from an earlier, separate EPC consultation track that has not become regulation.

EPC C minimum rating (proposed, not yet regulation)

The government has consulted on a proposal to raise the minimum PRS EPC rating to C; no regulation has yet been made. Plan upgrades accordingly but do not treat 2030 as a statutory deadline. The current minimum remains EPC E under the Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015 (MEES 2015).

What this means:

• Properties rated D or below will need energy efficiency improvements
• Exemptions will likely apply for listed buildings and properties where improvements aren't cost-effective
• The exact implementation mechanism and exemption criteria will be set by secondary legislation

Decent Homes Standard for PRS

The Decent Homes Standard — currently applicable to social housing — will be extended to the private rented sector. The government consulted on this in 2025; implementation is expected to follow secondary legislation (no confirmed date).

This sets minimum requirements for:

• Structural condition
• Facilities and services (kitchen, bathroom, heating)
• Thermal comfort
• State of repair

Awaab's Law extension

The government will consult on extending Awaab's Law (requiring landlords to address serious hazards like damp and mould within prescribed timeframes) to the private rented sector. This is part of the Phase 3 programme.

What to do now

Immediate (before 1 May 2026):

1. Audit your Section 21 notices — decide whether to file court claims before the deadline
2. Verify all safety certificates are current (councils can already inspect)
3. Set up Form 4A rent increase tracking
4. Prepare to issue Written Statements and Information Sheets

Short-term (May-December 2026):

1. Issue government Information Sheets to all existing tenants by 31 May 2026
2. Remove all rent bidding language from listings
3. Update tenant selection processes to remove blanket bans
4. Set up pet request handling process

Medium-term (2027-2028):

1. Register on the PRS Database when your region launches
2. Join the Landlord Ombudsman scheme when it opens
3. Begin planning energy efficiency improvements for Phase 3

For a personalised assessment of your readiness across all phases, try the free RRA Readiness Checker. Track every deadline with the RRA Deadline Tracker. For the full Phase 1 checklist, see the landlord compliance checklist.

This timeline applies to England only. Scotland has different legislation (the Private Housing (Tenancies) (Scotland) Act 2016). Wales has the Renting Homes (Wales) Act 2016. This is not legal advice.

Phase timings and statutory deadlines verified 2026-04-16 against the GOV.UK Renters' Rights Act 2025 implementation roadmap.

Information is current as of the date shown above. We update this timeline as new dates and secondary legislation are confirmed.

Update 2026-04-16: GOV.UK has now published a watermarked preview of Form 4A (as of 20 March 2026) on the assured-tenancy-forms-for-privately-rented-properties-from-1-may-2026 page. The preview is for familiarisation only and cannot yet be used to serve a rent increase — the usable versions publish on 1 May 2026 (Phase 1 commencement). Use Form 4 until then.

Q: Where do I download Form 4A?

Form 4A is the prescribed notice for rent increases under RRA 2025 s.6 (amending HA 1988 s.13) from 1 May 2026. The usable form publishes on GOV.UK's assured-tenancy-forms page on 1 May 2026. A watermarked preview is already available on the same page. Until the usable version publishes, serve rent-increase notices on the existing Form 4 for tenancies with an effective date before 1 May 2026. You can also grab our free Form 4A starting-wording template (Word format, no signup) to draft alongside the official GOV.UK publication.

Q: Is there a Word version of Form 4A?

The government usually publishes prescribed forms as PDFs; Word versions are not guaranteed. For an editable draft, use our free Form 4A Word template (starting wording aligned with the Section 13 statutory requirements — verify against the final GOV.UK form before serving), or complete GOV.UK's PDF with a PDF editor. You can also use the RentersActReady Rent Increase Calculator to compute the key fields (earliest valid notice date, earliest effective date, 12-month minimum) and paste them into the published form when it goes live.

Q: When must I serve Form 4A?

At least 2 months before the effective date, and no more than once every 12 months. The tenancy must be at least 12 months old. The Rent Increase Calculator works both dates out from the tenancy start or last increase date.

From 1 May 2026, the only way to increase rent on any assured tenancy in England is the Section 13 process using Form 4A. Informal agreements, rent review clauses, and fixed-term renewal increases all become invalid. If you're a landlord or letting agent, here's exactly how the new process works and what you need to prepare.

What is Form 4A?

Form 4A is the new prescribed notice form for rent increases under Section 13 of the Housing Act 1988, as amended by the Renters' Rights Act 2025. It replaces the current Form 4.

What changes on 1 May 2026

The change from 1 month to 2 months' notice is significant. If a tenancy started on 1 May 2026, the earliest you could increase the rent is 1 May 2027 (12-month minimum), and you'd need to serve the Form 4A by 1 March 2027 at the latest (2 months' notice).

The Form 4A process only applies to statutory periodic tenancies — every existing AST converts on 1 May 2026. See AST-to-periodic conversion on 1 May 2026 for the full rules. For the broader phasing (including Phase 2 and 3 expected dates), see when the Renters' Rights Act comes into effect.

The step-by-step Section 13 process under the RRA

Step 1: Check eligibility

Before serving a Form 4A, verify:

• 12-month minimum: At least 52 weeks must have passed since the tenancy began or since the last Section 13 rent increase — whichever is later
• No recent increase: The rent has not been increased by Section 13 in the previous 12 months
• Notice validity: The notice must be in the prescribed Form 4A, correctly served, with the right dates and amounts. A tenant can challenge the notice's validity at the First-tier Tribunal via the new HA 1988 s.13B (inserted by RRA 2025 s.6). Separately, a tenant can refer the proposed rent to the tribunal on market-rent grounds under HA 1988 s.14/s.14ZA
• Compliance gaps do not block a Form 4A at the tribunal — but they bite elsewhere. The Deregulation Act 2015 ss.33–38 "prerequisite" regime (Gas Safety, EICR, deposit protection, Written Statement) applied only to s.21 notices and is in any event repealed by RRA 2025 Sch 2 para 73 (verbatim: "In the Deregulation Act 2015 … omit sections 33 to 41"). The tribunal cannot refuse a Form 4A rent increase on those grounds. Compliance failures still expose you to civil penalties, a possession-order bar where a deposit is unprotected (HA 2004 s.215), and council enforcement — so the readiness check still matters

Step 2: Determine the new rent

The rent you propose must reflect market rent for the property in its current condition. The First-tier Tribunal (FTT) will assess this if the tenant challenges, and they'll compare your proposed rent to similar properties in the same area.

Factors the tribunal considers:

• Comparable rents for similar properties in the locality
• The condition of the property (including any improvements the tenant has made — these are disregarded)
• The terms of the tenancy
• The age, character, and locality of the property

Practical tip: Before proposing a rent increase, check current asking rents for comparable properties on major listing portals. Keep screenshots as evidence in case of a tribunal challenge.

Form 4A sets the process — for the substantive test ("is this actually a fair figure?") see what counts as a fair rent increase under the RRA.

Step 3: Serve Form 4A

Once Form 4A is available on GOV.UK, complete it with:

• The current rent amount
• The proposed new rent amount
• The date the new rent takes effect (at least 2 months from the date of service)
• Your name and address (or your agent's details)

Serve it on the tenant. Keep a copy and proof of service (recorded delivery, or a signed acknowledgement).

Step 4: Wait for the tenant's response

The tenant has three options:

1. Accept — they pay the new rent from the specified date
2. Negotiate — you can agree a lower amount than proposed (Section 13(4)(b) of the Housing Act 1988, as amended). This agreed amount becomes the new rent.
3. Challenge at the First-tier Tribunal — the tenant can refer your notice to the FTT before the increase takes effect

Step 5: If the tenant challenges at tribunal

The FTT determines the market rent for the property. The outcome can be:

• The proposed rent is confirmed — the tenant pays the new amount
• The rent is reduced — if the FTT finds the proposed rent exceeds market rate, they set a lower amount
• The increase is delayed — the FTT can delay the start date by up to 2 months in cases of undue hardship

The tenant risks nothing by challenging. Under the RRA, the tribunal cannot set a rent higher than the amount the landlord proposed. This is a deliberate change to encourage tenants to challenge — previously, the tribunal could set a higher rent than proposed, which deterred challenges.

What happens to existing rent review clauses?

Any pre-authorised rent review clause in an existing tenancy agreement — whether it references CPI, RPI, a fixed percentage, or a formula — is of no effect from 1 May 2026. The statutory phrase lives in new HA 1988 s.13(4A) (inserted by RRA 2025 s.6(7)): "any provision of [the tenancy] … is of no effect so far as it provides that the rent for a particular period of the tenancy must or may be greater than the rent for the previous period otherwise than by virtue of a notice, determination or agreement". The clause remains in the agreement text, but it cannot operate to raise the rent.

This means:

• You cannot increase rent based on an agreed formula, even if the tenant signed the clause
• Any rent increase agreed under a rent review clause before 1 May 2026 that takes effect after 1 May 2026 is not permitted (per government transition guidance)
• You must use the Section 13 / Form 4A process (or a s.13(4)(b) agreement that follows a valid s.13 notice, or a s.14 tribunal determination followed by a downward agreement) for all future rent increases

Note — what is preserved. New HA 1988 s.13(4B) (also inserted by RRA 2025 s.6(7)) expressly preserves the parties' general right to vary other terms (including by mutual rent reductions or non-rent-term changes) by agreement. Rent increases by pre-authorised escalation are what is disapplied; consensual variation remains available. Contemporaneous mutual upward variation by genuine agreement is a narrow grey area — take solicitor advice on the specific fact pattern if you are relying on it.

If you have a rent review date coming up between now and 1 May 2026, serve the increase under the current Form 4 before 1 May 2026 to lock it in. If the increase takes effect before 1 May 2026, it stands.

How this affects your cash flow

The new rules create predictable constraints on rental income increases:

• Year 1: No increase possible. You set the asking rent at the tenancy start.
• Year 2 onwards: One increase per year, with 2 months' notice.
• Tribunal risk: Every increase can be challenged, and the tenant has no downside to challenging. Budget for the possibility that increases are delayed by 2-4 months.

If you manage multiple properties, stagger your tenancy start dates so rent reviews don't all cluster in the same month. This smooths your cash flow and spreads your administrative workload.

What to prepare now

1. Set up a rent review calendar. For every tenancy, record: start date, current rent, date of last increase, and earliest date for next increase (start date + 12 months or last increase + 12 months).
2. Gather comparable evidence. Start collecting screenshots of asking rents for similar properties in your area. This is your defence if a tenant challenges at tribunal.
3. Update your processes. Remove any automatic rent review clauses from your standard tenancy agreement templates. Replace with a simple statement that rent will be reviewed in accordance with Section 13 of the Housing Act 1988.
4. Consider your pricing strategy. Since increases are limited to once per year and can be challenged, your initial asking rent matters more than ever. Price accurately at the start — you can't easily correct a below-market rent for 12 months.

For help calculating your next valid rent increase date and notice requirements, try the free Rent Increase Calculator. Looking for where to download the form itself? See Form 4A template download: where to get it.

For the full list of compliance requirements across all Phase 1 areas, see the landlord compliance checklist. For all Phase 1, 2, and 3 deadlines, see the key dates timeline or use the RRA Deadline Tracker.

This guide applies to assured tenancies in England only. It does not constitute legal advice. For specific questions about rent increases or tribunal proceedings, consult a solicitor or the First-tier Tribunal (Property Chamber).

Information is current as of the date shown above. We will update this guide when Form 4A is published on GOV.UK.

The key dates

• 30 April 2026: Last day you can serve a legally valid Section 21 notice. The statute takes effect from 00:01 on 1 May 2026 (Phase 1 commencement)
• 1 May 2026: Section 21 abolished. No new notices can be served from this date
• 31 July 2026: Latest date to begin court proceedings on a s.21(1) notice or a standard s.21(4) notice served before 1 May 2026 (or 6 months from service — whichever is earlier)
• For s.21(4) "longer-notice" variants (where the date specified in the notice is more than 2 months after service): a different transitional rule applies (see below)

Under RRA 2025 Schedule 6 para 4(2) there are two separate "applicable period" regimes for Section 21 notices served before commencement:

• s.21(1) notice or standard s.21(4) notice (new HA 1988 s.21(4DA)): the applicable period ends at the earlier of (a) 6 months from the date the notice was given or (b) 31 July 2026.
• s.21(4) "longer-notice" variant (new HA 1988 s.21(4EA)): the applicable period ends at the earlier of (a) 4 months from the date specified in the notice or (b) 31 July 2026.

Footnote — how "31 July 2026" is derived. "31 July 2026" is the calendar date produced by "the period of three months beginning with the commencement date" (1 May 2026) in the new subsections that RRA 2025 Sch 6 para 4(2) inserts into HA 1988 s.21. Verbatim from the statute: "the period of three months beginning with the commencement date, if this three month period ends before the six month period" (new s.21(4DA)); "the period of three months beginning with the commencement date, if this three month period ends before the four month period" (new s.21(4EA)). The longstop tracks commencement — if the commencement statutory instrument ever changes, 31 July 2026 shifts with it.

If you have a valid Section 21 notice already served, it doesn't expire on 1 May 2026 — but you must commence court possession proceedings within whichever applicable period applies to your notice. The s.21(4) "longer-notice" branch is easy to miss: if the date specified in the notice is earlier than 1 April 2026, the 4-month period will expire before 31 July 2026 and the calendar alone will mislead. Check each notice individually.

See the RRA Deadline Tracker for a countdown to every key date.

Is Section 21 still valid right now?

Yes, until 30 April 2026. You can serve a Section 21 notice today and it will be legally valid, provided:

• You've protected the tenant's deposit in an approved scheme and served the prescribed information
• You've provided a valid Gas Safety Certificate, EICR, and EPC to the tenant
• You've given the tenant's local council at least 28 days' notice before serving (if the tenant has complained to the council about disrepair)
• The notice gives at least 2 months' notice
• You use the correct prescribed form (Form 6A)

These requirements haven't changed. What changes on 1 May 2026 is that the entire Section 21 mechanism ceases to exist.

What replaces Section 21?

All possession claims will use Section 8 of the Housing Act 1988, which requires you to prove specific grounds. The Renters' Rights Act amends and adds several grounds:

Mandatory grounds (court must grant possession)

Discretionary grounds (court decides)

Notice periods above are drawn from the notice-period table inserted into HA 1988 as new s.8(4AA) by RRA 2025 s.3(3)(e). Ground 14's same-day-service route is the retained s.8(4) carve-out for serious cases. Verify against the enacted text before relying on any single period.

The full list of grounds is in Schedule 2 of the Housing Act 1988 as amended by the RRA.

What this means for your current portfolio

If you have active Section 21 notices

Decide now: Do you want to rely on the notice, or abandon it?

• If yes — s.21(1) notice or standard s.21(4) notice: commence court possession proceedings by the earlier of (a) 6 months from the date the notice was given or (b) 31 July 2026. Don't wait — court backlogs mean delays of 6–12 weeks are common.
• If yes — s.21(4) "longer-notice" variant (where the date specified is more than 2 months after service): commence court possession proceedings by the earlier of (a) 4 months from the date specified in the notice or (b) 31 July 2026. This branch is separate from the 6-month rule and easy to miss under RRA 2025 Sch 6 para 4(2).
• If no: consider whether a Section 8 ground applies to your situation instead.

If you're planning to sell a property

Ground 1A is new and specifically covers this scenario. You can serve 4 months' notice to the tenant, but you cannot use this ground in the first 12 months of the tenancy. If you're planning to sell in the next few months, you may want to serve a Section 21 notice before 30 April 2026 as a fallback.

If you have problem tenants

Section 8 is your route. The key grounds are:

• Rent arrears (Ground 8): 3+ months' arrears at both the date of serving notice and the date of the court hearing. Keep meticulous rent records — bank statements, reminders sent, payment agreements offered.
• Antisocial behaviour (Ground 14): Gather evidence — dated incident logs, neighbour statements, police report numbers, council ASB case references.
• Property damage (Ground 13): Photographic evidence from check-in vs. current condition. Inspection reports help.

The shift to Section 8 means evidence is everything. Under Section 21, you didn't need a reason. Under Section 8, you need proof.

Build your evidence trail now

Start documenting everything, even if you have no current possession plans:

1. Rent payments: Maintain a clear ledger for each property. Note exact dates payments are received, any shortfalls, and any communication about late payment.
2. Property condition: Conduct inspections at least every 6 months. Photograph every room. Date-stamp everything.
3. Correspondence: Keep copies of all letters, emails, and messages to and from tenants. Use email or a written format — verbal agreements are hard to prove in court.
4. Complaints and incidents: Log any complaints (from tenants, neighbours, or the council) with dates, details, and actions taken.
5. Maintenance requests and responses: Record the date a repair was reported, what you did about it, when it was completed, and the cost. Courts look unfavourably on landlords who neglect maintenance and then seek possession.

This documentation costs nothing but protects you in every possession scenario.

The court process changes

The government has committed to improving court processes for possession claims, including:

• A new digital portal for possession claims (timeline TBC)
• Prioritised hearings for antisocial behaviour cases
• Reforms to reduce delays in the First-tier Tribunal for rent disputes

In practice, expect the court process to be slower initially. Section 21 accelerated possession claims (where the tenant doesn't defend) typically took 6-10 weeks. Section 8 claims, which require a hearing, currently take 4-6 months in many courts. The government aims to reduce this, but capacity constraints are real.

Budget for longer void periods between tenancies if you need to regain possession. A Section 8 claim could take several months from notice to bailiff enforcement.

Tenants can leave with 2 months' notice

One change that balances the removal of Section 21: tenants can end any periodic tenancy with 2 months' notice at any time. No break clause needed, no penalties. After 1 May 2026 no new fixed-term ASTs can be created — every existing AST automatically converts to a statutory periodic tenancy that replaces fixed-term ASTs.

This means:

• You may see higher turnover if tenants feel less "locked in"
• Good property management and responsive maintenance become competitive advantages for tenant retention
• Your void period risk shifts from planned (you choose when to end) to unplanned (tenant chooses when to leave)

What to do this week

1. Audit your portfolio: List every property, its tenancy type, and whether you have an active Section 21 notice
2. Decide on pending Section 21 notices: File court claims now or switch to Section 8 planning
3. Start an evidence file for every property: Even a simple folder per property with rent records, inspection photos, and correspondence
4. Review your management agreements (if you're an agent): Clarify with landlord clients that Section 21 is ending and discuss their possession strategy
5. Check your compliance across all 12 areas with the free RRA Readiness Checker — possession claims can fail if you haven't met basic compliance requirements like deposit protection and gas safety

For a full walkthrough of every Phase 1 requirement, see the landlord compliance checklist. For all Phase 1, 2, and 3 dates, see the key dates timeline.

This guide applies to privately rented properties in England only. Scotland and Wales have separate legislation. This is not legal advice — for specific possession proceedings, consult a solicitor specialising in landlord and tenant law.

Information is current as of the date shown above.

This checklist covers 12 specific compliance areas. Each one includes what changes, what you need to do, and the deadline.

1. Stop issuing Section 21 notices

What changes: Section 21 "no-fault" evictions are abolished from 1 May 2026. Any Section 21 notice served before that date remains valid only if court possession proceedings are commenced by 31 July 2026 — or within 6 months of the notice being served, whichever is earlier.

What to do:

• Review every active Section 21 notice in your portfolio
• For notices already served: commence court possession proceedings by 31 July 2026 (or within 6 months of serving, whichever is earlier)
• For planned evictions: switch to Section 8 grounds (see the full list on legislation.gov.uk)
• Update your possession procedure documentation

Deadline: No new Section 21 notices may be served from 1 May 2026. Notices already served expire on 31 July 2026 (or 6 months from service, whichever is earlier) unless court possession proceedings have been commenced. For a detailed guide to the transition, see Section 21 abolished: what landlords need to do.

2. Prepare for automatic AST conversion

What changes: All Assured Shorthold Tenancies (ASTs) — including fixed-term ASTs — automatically convert to periodic tenancies on 1 May 2026. This happens by operation of law, not by agreement.

What to do:

• Identify every fixed-term AST in your portfolio
• Notify tenants that their tenancy will become periodic (no legal obligation to do so, but good practice reduces confusion)
• Update your tenancy management records to reflect periodic status
• Remove any fixed-term break clauses from your active tracking — they no longer apply

Deadline: Automatic on 1 May 2026. No action required for conversion itself, but your processes need to reflect the change. For the full operational impact of AST conversion to statutory periodic tenancies — including how fixed-term break clauses and end dates cease to have effect — see the dedicated guide.

3. Update your rent increase process to Form 4A

What changes: All rent increases for assured tenancies must use the new Section 13 process with Form 4A (replacing the current Form 4). Informal rent increase agreements — even if the tenant agrees in writing — are no longer valid.

What to do:

• Download Form 4A when it becomes available on GOV.UK
• Set up a reminder system: rent can only increase once per year, and not within the first 12 months of the tenancy
• Give at least 2 months' notice using Form 4A
• Keep copies of every Form 4A served — councils can demand 12 months of documents

Deadline: 1 May 2026. Any rent increase notice served from this date must use Form 4A.

Key restriction: You cannot increase rent during the first 12 months of a tenancy, and no more than once in any 12-month period. For the full step-by-step process, see our Form 4A rent increase guide. You can also use the free Rent Increase Calculator to find your next valid increase date.

4. Stop rent bidding immediately

What changes: Advertising a property and encouraging or accepting offers above the stated asking rent is banned. This applies to landlords, agents, and anyone acting on their behalf.

What to do:

• Set a specific asking rent on every listing — no "offers above £X" or "best offer" language
• Instruct all staff to refuse offers above the advertised rent
• Update listing templates on major listing portals
• Document your advertised rent for each property (screenshot listings)

Deadline: 1 May 2026. Rent-bidding is prohibited by RRA 2025 s.56 (https://www.legislation.gov.uk/ukpga/2025/26/section/56). A local housing authority may impose a civil penalty of up to £7,000 per breach under RRA 2025 s.57 (https://www.legislation.gov.uk/ukpga/2025/26/section/57).

5. Cap rent in advance at 1 month

What changes: You cannot request or accept more than 1 month's rent in advance. This closes the practice of requiring 3-6 months upfront from tenants who may not pass traditional referencing.

What to do:

• Update your application process to remove any option for advance rent payments beyond 1 month
• Review any existing arrangements where tenants are paying multiple months ahead — these continue until the next payment cycle, then revert to monthly
• Update your referencing criteria — you can no longer use advance rent as a workaround for weaker applications

Deadline: 1 May 2026 for all new tenancies. Existing advance arrangements phase out naturally.

6. Issue Written Statements of tenancy terms

What changes: Landlords must provide a Written Statement of key tenancy terms to tenants. What you owe depends on whether the tenancy is new, existing-and-written, or existing-and-wholly-oral — RRA 2025 Sch 6 para 7 splits the transitional obligation into three branches.

What to do:

• New tenancies from 1 May 2026: provide the prescribed Written Statement under HA 1988 s.16D before or at the start of the tenancy
• Existing tenancies that are wholly or partly in writing: s.16D and s.16E are disapplied for you by RRA 2025 Sch 6 para 7(1)(a); you owe only the statutory Tenant Information Sheet under para 7(2), to be given within one month of 1 May 2026 (by 31 May 2026). The Information Sheet is prescribed by SI 2026/324 (in force 1 May 2026)
• Existing tenancies that are wholly oral: s.16D still applies, but para 7(5) modifies the s.16D(4) deadline trigger — you must give the prescribed Written Statement within one month of 1 May 2026 (by 31 May 2026), not at tenancy start
• File copies of every Written Statement and Information Sheet issued

Deadline: 1 May 2026 for new-tenancy Written Statements; 31 May 2026 for the Information Sheet (existing written/partly-written tenancies) and for the modified s.16D Written Statement (existing wholly oral tenancies). Under RRA 2025 Sch 6 para 7(2) (and para 7(5) for wholly oral tenancies). The government-produced Information Sheet is prescribed by SI 2026/324 (made 18 March 2026, in force 1 May 2026).

7. Update your tenant selection process

What changes: Blanket bans on tenants who receive benefits or have children are explicitly prohibited. You can still apply objective, consistent selection criteria — but "No DSS" or "No children" policies are unlawful.

What to do:

• Remove any blanket exclusion language from all listings and application forms
• Document your selection criteria in writing: affordability thresholds, referencing requirements, and any reasonable property-specific restrictions (e.g., a studio flat may legitimately not suit a family of five)
• Train anyone involved in lettings to apply criteria consistently
• Keep written records of why applicants were accepted or rejected

Deadline: 1 May 2026. Penalties apply for discriminatory advertising or practices from this date.

8. Set up a pet request process

What changes: Tenants can make a written request to keep a pet. The Act requires a written response within 28 days of the request (RRA 2025 s.11). It is silent on the consequence of a late response — there is no deemed-consent rule in the statute. The safer practice is always to respond in writing within 28 days, with reasons if refusing. The pet-insurance clause from the Bill was removed before Royal Assent; you can agree a damage-related condition with the tenant, but you cannot unilaterally require pet insurance as a statutory condition of consent.

What to do:

• Create a standard pet request form or process
• Define your reasonable refusal criteria (property size, genuine leasehold restrictions — these must be documented)
• Set up a tracking system so no request goes unanswered past 28 days
• If you want a pet-damage condition, discuss it with the tenant and include it in the consent on an agreed basis — a damage-related condition on consent must be agreed between landlord and tenant under general contract terms (RRA 2025 s.11 inserts HA 1988 s.16A; the pet-insurance clause was removed from the Bill before Royal Assent — see https://www.legislation.gov.uk/ukpga/2025/26/section/11)

Deadline: 1 May 2026. RRA 2025 s.11 is silent on the consequence of not responding within 28 days; there is no deemed-consent rule in the statute. Always respond within 28 days in writing, with reasons if refusing.

9. Verify your safety certificate compliance

What changes: The RRA doesn't create new safety certificate requirements, but it strengthens enforcement. Councils can now enter properties and demand 12 months of compliance documentation. Non-compliance with existing requirements can trigger Rent Repayment Orders.

Current requirements to verify:

• Gas Safety Certificate — annual, from a Gas Safe registered engineer. Required for every property with a gas supply. (Gas Safety (Installation and Use) Regulations 1998)
• EICR (Electrical Installation Condition Report) — every 5 years, from a qualified electrician. Any "C1" (danger present) or "C2" (potentially dangerous) findings must be remedied within 28 days. (Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020)
• EPC (Energy Performance Certificate) — valid for 10 years. Minimum E rating currently required (proposed C rating in future). (Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015)
• Smoke alarms — on every storey with a habitable room. Carbon monoxide alarms in any room with a fixed combustion appliance (gas boiler, wood burner, etc.). (Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022)
• Deposit protection — within 30 days of receipt, in a government-approved scheme. Prescribed information issued to tenant.

What to do:

• Audit every property: list the expiry date of each certificate
• Set reminders for renewals at least 4 weeks before expiry
• File digital copies where councils can access them quickly

Deadline: Ongoing. But from 1 May 2026, enforcement is stronger and penalties are more likely.

10. Prepare for Awaab's Law provisions

What changes: The statutory hook is already in the Act. RRA 2025 s.60 amends Landlord and Tenant Act 1985 s.10A to extend the hazard-remediation covenant from "relevant social housing leases" to any dwelling-house in England let on a lease for a term of less than 7 years (which captures most assured tenancies in the private rented sector). The prescribed timeframes for investigating and remedying specified hazards (damp, mould, excess cold, electrical hazards, fire) will be set by regulations under s.10A(3) — those regulations have not yet been published. Section 60 itself is also not yet commenced: SI 2026/421 brings much of the RRA into force on 1 May 2026, but s.60 is not in that commencement list. The PRS extension therefore operates on a two-stage path: s.60 commencement SI, then s.10A(3) regulations setting the timeframes.

What to do:

• Establish a hazard reporting and response process now — don't wait for the specific timeframes
• Document every maintenance request with dates, actions taken, and outcomes
• Prioritise damp, mould, and structural issues — these are the hazards most likely to trigger enforcement
• Keep photographic records of property condition at check-in, inspection, and check-out

Deadline: Section 60 not yet commenced; s.10A(3) regulations pending. The duty hook is in the Act (RRA 2025 s.60 / LTA 1985 s.10A as amended); the operative timeframes await secondary legislation.

11. Review your landlord contact information (Section 48)

What changes: Section 48 of the Landlord and Tenant Act 1987 already requires landlords to provide tenants with an address in England or Wales for serving notices. The RRA strengthens enforcement of this requirement.

What to do:

• Verify that every tenant has a current, valid contact address for you (or the managing agent acting on your behalf)
• The address must be in England or Wales — not a PO Box, not overseas
• Update any tenancy agreements that list an outdated address
• If you use a managing agent, confirm that the agent's address satisfies the Section 48 requirement

Deadline: Ongoing legal requirement. Enforcement strengthened from 1 May 2026.

12. Budget for potential penalties

The penalty regime under the RRA is significant:

Rent Repayment Orders: Before 1 May 2026: Rent Repayment Orders cap at up to 12 months' rent under HPA 2016 s.44(2). From 1 May 2026 (Phase 1 commencement): up to 2 years' rent for any qualifying offence, under RRA 2025 s.103 amending s.44. The 2-year cap applies universally from Phase 1 — there is no separate "first offence vs repeat offender" cap.

Councils also gain new investigatory powers: they can enter properties and demand documents going back 12 months.

What to do:

• Set aside a compliance budget — at minimum, cover any outstanding certificate renewals and process updates
• Consider whether your current professional indemnity insurance covers RRA penalties
• If you manage properties for landlord clients, update your management agreements to clarify who bears compliance responsibility

What comes next: Phase 2 and Phase 3

Phase 1 on 1 May 2026 is only the beginning. Phase 2 introduces:

• Private Rented Sector Database — landlords must register properties and upload compliance data
• Mandatory Ombudsman membership — all private landlords must join a government-approved ombudsman scheme

Phase 3 introduces the Decent Homes Standard for the private rented sector — specific property condition requirements that go beyond current HHSRS standards.

Dates for Phase 2 and Phase 3 have not been announced. Secondary legislation is still being drafted. For the latest confirmed dates, see the RRA key dates timeline or use the RRA Deadline Tracker to see countdowns for every milestone.

Your compliance action plan

If you're starting from scratch, prioritise in this order:

1. Safety certificates — these are the easiest to enforce and the most likely to trigger penalties. Get gas, electrical, and EPC certificates current.
2. Section 21 transition — if you have active Section 21 notices, decide whether to commence court possession proceedings by 31 July 2026 (or within 6 months of serving, whichever is earlier) or switch to Section 8 grounds.
3. Rent increase process — set up Form 4A procedures and tracking for the once-per-year, 2-month-notice requirement.
4. Written Statements — prepare to issue these as soon as the government publishes the prescribed format.
5. Everything else — rent bidding, advance rent caps, pet request process, tenant selection criteria.

For a personalised assessment of your portfolio's readiness, try the free RRA Readiness Checker — it scores your compliance across all 12 areas and generates a prioritised action list.

This guide applies to private rented sector properties in England only. It does not constitute legal advice. For specific legal questions about your situation, consult a solicitor specialising in landlord and tenant law.

Information is current as of the date shown above. We review this content regularly and update it as new secondary legislation is published.