Renters' Rights Act 2025: Government publishes forms, documents and instruments ahead of implementation

Renters' Rights Act 2025: Government publishes forms, documents and instruments ahead of implementation

With Phase 1 of implementation of the Renters' Rights Act 2025 (the Act) on 1 May 2026 fast approaching, the Government has published a suite of documents, forms and statutory instruments to assist landlords and agents in preparing for the reforms. The key publications are set out below.

Information Sheet – existing tenancies commencing before 1 May 2026

Landlords with existing tenancies that started before 1 May 2026, where there is already a written record of the tenancy terms, will be required to send their tenants the Renters' Rights Act Information Sheet 2026, which explains how the tenancy may have been affected by the reforms. The Information Sheet has been published online and is available to download here: Renters’ Rights Act Information Sheet 2026

Landlords have until 31 May 2026 to provide this to all tenants named on a tenancy agreement, either by printing a hard copy and posting or handing it to the tenant, or by sending the PDF electronically as an attachment to an email or text message. 

Landlords who fail to provide the Information Sheet could face a fine of up to £7,000. Where a landlord has a letting agent managing the property on their behalf, the agent must also provide the Information Sheet to the tenant, even if the landlord has already done so.

The Information Sheet itself contains a summary of the key changes that tenants need to be aware of, such as:

• From 1 May 2026, it will not be possible for assured tenancy agreements to have a fixed term or a set end date, with all tenancies automatically becoming rolling (periodic) tenancies
• Rent review clauses in existing tenancy agreements cannot be used for new rent increases after 1 May 2026. Landlords must instead use the section 13 process, meaning rent can only be increased once per year on at least 2 months' written notice using the new Form 4A. 
• Landlords cannot give a section 21 notice on or after 1 May 2026, even if the tenancy agreement states that they can. Instead, landlords will need a legal reason to evict a tenant, using the grounds for possession.
• Tenants will be able to end their tenancy at any point by giving at least 2 months' written notice to the landlord, with the tenancy ending on a day when rent is due or the day before. A shorter notice period can be agreed in writing between the parties, provided all tenants named on the agreement consent.

Where a tenancy is based entirely on a verbal agreement made before 1 May 2026, landlords cannot provide the Information Sheet and must instead provide the written information about key terms of the tenancy to their tenants by 31 May 2026.

Written Statement of Terms – new tenancies commencing on or after 1 May 2026

From 1 May 2026, landlords will need to give tenants certain written information about key terms of the tenancy. This information must be provided before the landlord signs a tenancy agreement or otherwise agrees the tenancy. It may be included in a written tenancy agreement, but it can also be given separately. Failure to provide the required information could result in a fine of up to £7,000.
The full list of information that must be provided was published on 20 March 2026 in the Government's guidance document "Written information that must be given to tenants: guidance for landlords". A first draft of this guidance was published on 24 February 2026, and some small changes were made before the final version was published, so landlords who reviewed the earlier draft should check the final version.

New Tenancy Forms

The Government has published new prescribed forms for use under the new assured periodic tenancy regime. The most immediately relevant of these are:

1. Form 4A – the new notice for landlords seeking to increase rent under section 13. This replaces the previous section 13 notice and must be used for all rent increases proposed on or after 1 May 2026. Rent review clauses in existing tenancy agreements will no longer be valid for this purpose.
2. New Section 8 notices – revised notices for landlords seeking possession through one of the updated grounds for possession in Schedule 2 to the Housing Act 1988 (as amended).

As the new forms cannot be served on tenants until 1 May 2026, watermarked versions are now available to download so that landlords and agents can familiarise themselves with them in advance. The final, serviceable versions will be published on 1 May 2026 when the reforms take effect.

Purpose-Built Student Accommodation Exemption

The statutory instrument providing for the exemption of purpose-built student accommodation (PBSA) from the assured tenancy system has now been published. PBSA operators should review the statutory instrument carefully to confirm whether their accommodation falls within the scope of the exemption.

The publication of the PBSA exemption is also a timely reminder for private landlords letting to full-time students that the Act introduces a specific student possession ground. Ground 4A generally applies to Houses in Multiple Occupation (HMOs) let to students. However, as a one-off transitional measure for the current academic year only, it will also apply to PBSA this summer. For this transitional period only, landlords will need to give 2 months' notice rather than the usual 4 months (as 4 months' notice from 1 May 2026 would not allow providers to recover possession in time for the new academic year). However, it should be noted that the secondary legislation confirming this transitional 2 month notice period has not yet been published.

For existing student tenancies, landlords wishing to rely on Ground 4A for the current academic year must serve written notice on the tenant of their intention to do so by 31 May 2026. In future years, this notice must be given to tenants before the start of the tenancy.

Given the complexity of the transitional provisions that apply to PBSA operators and the tight timeframes involved, landlords and agents with student tenancies should seek legal advice ahead of the 1 May implementation date.

What do landlords and agents need to do now?

With less than a month until 1 May 2026, landlords and their agents should be taking the following steps:

• Review the Information Sheet and prepare to distribute it to all tenants with existing written tenancies by no later than 31 May 2026, ensuring that letting agents managing properties are also aware of their obligation to provide it.
• Review the Written Statement of Terms requirements for new tenancies commencing on or after 1 May 2026, and ensure that new tenancy agreements are updated to incorporate the required information. This information must be provided before the landlord signs a tenancy agreement or otherwise agrees the tenancy.
• Familiarise themselves with the new prescribed tenancy forms, particularly those relating to Section 8 possession proceedings and the new Form 4A for Section 13 rent increases, using the watermarked versions now available. The final versions must be used from 1 May 2026 onwards to ensure notices are valid.
• Student landlords should take advice on whether to serve the written notice required to preserve the ability to rely on ground 4A, and note that this must be served by 31 May 2026 in most cases.
• PBSA operators should review the published statutory instrument to confirm whether their accommodation qualifies for the exemption from the assured tenancy system.

The publication of these documents represents a significant step forward in helping landlords and agents prepare for the reforms. Those who take steps now to familiarise themselves with the new requirements will be well placed to comply with confidence from 1 May 2026 onwards, and to continue managing their properties effectively under the new regime.

For further comments on aspects of the Renters' Rights Act 2025, see the Trowers hub.