The landlords to-do list on and after May 1

Tue 14 Apr 2026

With the May 1 introduction of the first phase of the Renters’ Rights Act, landlord responsibilities change and tenant powers increase. To reduce the risk of breaching the new regulations – and to avoid the associated penalties that come with it – you need to ensure you stay on top of your new to-do list post May 1.

Distribute the government’s information sheet

This is one of your post important first obligations after May 1. The Renters’ Rights Act Information Sheet 2026, produced by the government, explains the main changes to tenants’ rights and from May 1 will form the new basis of your tenancy agreement with them. So, while you don’t need to amend existing written tenancy agreements, you must distribute a copy of the sheet.

This applies if the tenancy is an assured or assured shorthold tenancy, created before 1 May 2026 and has a wholly or partly written record of terms. In theory, you have until the end of May to distribute the sheet, but failing to do so could result in a £7,000 penalty.

To ensure its validity, certain conditions apply to how you must share the sheet. If an agent manages the property for you, they must provide a copy of the sheet to tenants, even if you have already done so. It must be the exact PDF that’s on the government’s website. If printed, it can be given by hand or sent by post. If it’s shared electronically, you must share the actual PDF, not just the link.

If the tenancy agreement is just a verbal agreement made before the act comes into effect, then you must provide written information about the agreement instead.

Align rents with the local market

The rent review process also changes after May 1. After this point, rent review clauses in tenancy agreements become void. Instead, you must issue a Section 13 notice, using Form 4A with at least two months’ notice to increase rent. This can only be done once a year and must be in line with the rest of the local market.

It’s important to evidence this since tenants can challenge what they feel are unfair rent increases at a first-tier tribunal and will have more protections than before. Rental bidding will also be banned, so the rent you accept must be what was advertised after May 1.

Respect new possession grounds

After May 1, you can no longer evict a tenant without providing a valid legal reason. Possession rights for anti-social behaviour increase, but if you want to evict to move in or sell, certain conditions apply. These include a 12-month protected period at the start of the tenancy. After that, four months’ notice must be given, and you can’t market or relet the property for 12 months after using the moving or selling grounds.

Introduce more thorough tenant screening

With improved rights for tenants comes the need to ensure you have the right tenants in place in the first instance. Ensuring tenants pass character and affordability checks will help to minimise the initial risks, while fostering a relationship based on open communication with your tenants will highlight any problems during tenancies. This is especially important since you will have less visibility into when a tenant might leave after May 1.

Stay ahead of the market. Speak to Eden Estates today about maximising your rental returns. For more information, click here.