The Renters’ Rights Act comes into force on 1 May 2026, bringing the most significant changes to the private rented sector in a generation. Many of our residential landlord clients will already be aware of the headline reforms — the abolition of the Assured Shorthold Tenancy and the removal of the no-fault section 21 eviction procedure. However, there is a further obligation that requires immediate attention: the duty to serve a prescribed key information sheet on all qualifying tenants before 31 May 2026.
Failure to comply is not merely an administrative oversight. It is a breach of statutory duty carrying civil penalties and — in persistent cases — potential criminal prosecution. This article sets out what landlords need to know and do right now.
Overview of the Renters’ Rights Act 2025
The Renters’ Rights Act abolishes the Assured Shorthold Tenancy and replaces it with a single periodic tenancy structure. Section 21 no-fault evictions are removed entirely. In their place, landlords must rely on updated statutory grounds of possession, new notice forms, and revised rent increase procedures. The changes affect all private sector assured and assured shorthold tenancies in England.
With significant change comes significant risk. Using an outdated notice form or failing to comply with the new procedural requirements can be fatal to a possession claim. Taking early legal advice is essential to protect your position as a landlord.
The Key Information Sheet: What Is It and Who Must Serve It?
One of the immediate obligations under the Act is the requirement for landlords — and their letting agents — to provide a prescribed key information sheet to all tenants. This is a government-approved document setting out how tenants’ rights and tenancy structures will change as a result of the Act.
Who must receive it?
- All assured tenants and assured shorthold tenants must be served with the information sheet.
- For houses in multiple occupation (HMOs), each individual tenant must receive their own copy — a single copy to the household is not sufficient.
- The prescribed form must be used. Any variation or substitution will constitute non-compliance.
The deadline for service on existing tenants is 31 May 2026. The form must also be correctly served — incorrect or defective service is treated as a failure to serve.
What the Information Sheet Must Cover
The prescribed information sheet provides tenants with details of the following key changes:
- The end of section 21 no-fault evictions.
- The transition from fixed-term tenancies to the new single periodic tenancy system.
- Updated rent increase rules and how tenants can challenge unfair increases.
- The revised grounds of possession available to landlords.
- Enhanced rights for tenants to challenge unfair practices.
- How tenants can access support and make a complaint.
Penalties for Non-Compliance
A failure to serve the key information sheet is treated as a breach of statutory duty. The consequences are serious and escalate with the level of non-compliance:
- Initial civil penalty: Starting at approximately £4,000, rising to £7,000 where aggravating factors are present.
- Continued non-compliance beyond 28 days: May escalate to a criminal offence, with fines of up to £40,000.
- Serious or persistent cases: May result in criminal prosecution.
The simplest and most cost-effective strategy is to serve the form promptly, using the correct method of service, before the 31 May 2026 deadline.
What Landlords Should Do Now
To protect yourself from penalties and ensure compliance with the Renters’ Rights Act 2025, we recommend taking the following steps without delay:
- Obtain the current prescribed key information sheet from the government website and serve it on all assured tenants before 31 May 2025.
- Ensure each tenant in an HMO receives an individual copy — service on one tenant does not cover others.
- Serve the form in the legally correct manner. If in doubt, take advice on the correct method of service for each tenancy.
- Familiarise yourself with the new notice forms now required under the Act, including Form 3A and Form 4A. Using outdated forms can invalidate a possession claim entirely.
- Review your tenancy management processes in light of the new periodic tenancy structure and updated grounds of possession.
- Seek legal advice early if you anticipate needing to regain possession of a property — the new regime requires careful procedural compliance.
Need advice on the Renters’ Rights Act?
Our Property Litigation team advises private landlords on compliance, possession claims, and dispute resolution. Contact us today for a confidential discussion.
Call us on 0161 667 3686 or complete our online enquiry form.
About the Author
Paul Magee | Head of Property Litigation and Dispute Resolution, Prosperity Law LLP
Paul Magee is Head of Property Litigation and Dispute Resolution at Prosperity Law LLP, with extensive experience advising landlords, tenants, and property owners on a wide range of contentious and non-contentious property matters. His expertise encompasses possession proceedings, lease disputes, service charge disputes, and boundary and easement claims. Paul regularly advises on legislative changes affecting the private rented sector, helping clients navigate complex compliance requirements and protect their property interests.
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