We are now just under one month away from the Renters’ Rights Act coming into force on 1 May, and there are some key dates landlords need to have firmly in mind.

The three dates that matter:

• 1 May 2026 - The new system starts. Section 21 is abolished from this point

• 31 May 2026 - Landlords must have served the official Information Sheet to all existing tenants

• 31 July 2026 - Deadline to start court proceedings for any existing Section 21 notices

The Government Information Sheet

Landlords in England are required to serve a specific, government-produced Information Sheet to tenants regarding changes introduced by the Renters' Rights Act 2025. This is a mandatory requirement to ensure tenants understand how their tenancy is affected by new legislation coming into force, primarily from 1 May 2026.

Every landlord must serve it to their tenants by 31 May. That means millions of documents needing to be issued in a short space of time. A lot of landlords are still unaware this requirement exists.

There are around 2.7 million landlords in England, and no one really knows how many are using a fully managed service, how many are let-only, and how many are managing everything themselves. Based on past experience, that lack of clarity matters.

When deposit protection became mandatory back in 2007, many landlords simply did not realise they needed to comply. Even now, I still speak to landlords who are not aware they should be protecting deposits. The same thing will happen here.

Thousands, if not tens of thousands, will miss this deadline. This time, you only have a month to get it done. In Wales, landlords were given six months for a similar requirement.

If you use a letting agent, they must also provide the sheet to the tenant, even if you (the landlord) have already done so. Landlords managing their own properties need to take responsibility and make sure it is done properly.

The document can be sent as a hard copy of the printed PDF via post or hand-delivered, or an electronic version of the PDF can be emailed, but sending a link to the sheet is not enough. You should keep a record to prove it was served.

Save any emails, get an open/read receipt. If you post it, do not send recorded delivery as the tenant would need to sign for it, but tracking or proof of delivery may be worth consideration. Otherwise, photocopy the stamped envelope and make a record of when it was sent.

For hand delivery, take a photograph of you putting it in the door or letter box. You could also use a service company for a small charge. Ideally, get the tenant to sign that they have received it.

Follow up the service by checking the tenant has received it. This is also an opportunity to ask if they understand the information. Whilst the legal obligation is fulfilled by serving the document in the exact form as on the Government website, it is prudent to ensure that you explain things, especially if the tenant falls under the criteria in the Equality Act.  

This is the kind of requirement where people get caught out, not because they are trying to do the wrong thing, but because they simply did not know or act in time.

If you fail to comply, you will be liable for a fine up to £7,000. You cannot rectify the situation at a later date if you miss the deadline.

This is not an empty threat, as many councils are gearing up for enforcement and will come down hard.

The window is closing on Section 21

Alongside this, there is a very clear window closing on Section 21.

You can still serve a Section 21 notice before 1 May, but that’s only half the story. You then need to start court proceedings by 31 July 2026, or within six months of the notice, whichever comes first.

That creates a tight, three-month window.

What does that mean in practice?

• A likely surge in possession claims

• A bottleneck over the summer

• Increased pressure on courts that are already stretched

Landlords considering using Section 21 need to be realistic about timings. Leaving it too late could mean missing the window altogether and having to rely on Section 8 instead.

The bigger risk ahead

Looking further ahead, one of the biggest challenges is likely to be the increase in Rent Repayment Orders and civil penalties. For local authorities, this is an area that can generate income, and enforcement is only going to increase. That makes getting this done correctly now is even more important.

Take action now

The biggest risk is not the legislation itself but the lack of awareness and delay.

Over the past few months, I have been hosting events and workshops up and down the country, speaking directly to landlords about these changes. What has struck me is how many still do not fully understand what is coming, how it affects them, or what they actually need to do.

Some have not heard about the Information Sheet at all. Others assume their agent is dealing with everything without checking.

The rules are set, the timelines are fixed, and there is not much room for error. As I always say, putting something off is usually worse than just getting on with it. It sits there, becomes a bigger issue in your mind, and before you know it, time has gone. Clear the mental load.

Take an hour, go through what you need to do, speak to your agent if you have one, and get a plan in place. Once you have done that, it is far more manageable.

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