Every private landlord in England has until 31 May 2026 to hand every tenant a specific government-issued Information Sheet — or face fines of up to £7,000 per tenancy. It is the most consequential compliance deadline in the private rented sector in a generation, and it lands alongside the single biggest overhaul of tenancy law in more than three decades: the Renters' Rights Act 2025, which takes effect on 1 May 2026.
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⚠ Landlord calendar — dates that matter • 30 April 2026, 4:30pm — absolute last moment to serve a valid Section 21 notice • 1 May 2026 — Renters' Rights Act 2025 takes effect; Section 21 gone; fixed terms abolished • 31 May 2026 — deadline to serve the Information Sheet to every existing tenant (£7,000 fine per breach) • 28 days — after a penalty, continued non-compliance can mean further penalties up to £40,000 |
What the Information Sheet is
The Renters' Rights Act Information Sheet 2026 is a specific PDF published by the Ministry of Housing, Communities and Local Government on 20 March 2026. It explains to tenants how their existing tenancy will change under the new Act. Landlords must provide it, unchanged, to every named tenant on any assured or assured shorthold tenancy that existed before 1 May 2026.
The rule is strict. A link in an email or a text message is not valid service. Only the actual PDF, downloaded from the government website and provided as the exact file (digitally attached or printed and handed over), counts. Any alteration invalidates it.
What the Renters' Rights Act actually changes
Section 21 is abolished
"No fault" evictions under Section 21 of the Housing Act 1988 cease to exist for notices served on or after 1 May 2026. A Section 21 notice validly served before 1 May remains usable through any proceedings that have already started — but after 4:30pm on 30 April, no new Section 21 is possible. From that point landlords must use Section 8, citing specific legal grounds.
Fixed-term tenancies are replaced
Assured Shorthold Tenancies (ASTs) — the workhorse of the private rental market for decades — are replaced by Assured Periodic Tenancies (APTs). Every existing AST converts automatically to an APT on 1 May 2026. Tenants can end the tenancy with two months' notice. Landlords cannot impose a minimum term.
Rent rules tighten
Rent can only be increased once per year, and only via a Section 13 notice. Contractual rent review clauses in existing tenancy agreements are effectively void from 1 May. Rental bidding wars are banned: adverts must list a price, and landlords cannot accept or encourage offers above that price.
New tenant rights
Tenants have a contractual right to request a pet; landlords cannot refuse without reasonable grounds. Discrimination against tenants with children or on benefits is prohibited. Rent cannot be taken before a tenancy is signed, and no more than one month's rent can be demanded at a time.
The compliance checklist — what every landlord must do now
Before 30 April 2026
- Review any tenancies where you are considering ending the arrangement. If Section 21 is an option, decide before 30 April — after that, you cannot use it.
- Check any already-served Section 21 notices. If you need possession proceedings, start them before the end of July 2026 to preserve the route.
- Audit your tenant list. Extract every named tenant on every active assured or AST tenancy.
Between 1 May and 31 May 2026
- Download the Information Sheet from the official gov.uk source. Do not edit it in any way.
- Serve it to every named tenant, either digitally (PDF attachment) or in printed form. Track service: recorded delivery, signed acknowledgement, or confirmed email receipt.
- If a letting agent manages the property, confirm in writing that the agent has also served the sheet. Agents are independently obliged to do this.
- Log every serve: date, method, tenant name, confirmation.
From June 2026 onwards
- For any new tenancy from 1 May, provide a written statement of key tenancy terms before the tenancy begins. This is a separate document from the Information Sheet.
- Familiarise yourself with Form 4A, used for Section 13 rent increases under the new rules.
- Prepare for the PRS Database, which is expected to launch later in 2026 and will require landlord registration and an annual fee.
What the penalties actually look like
| Breach | Maximum penalty | Who imposes |
|---|---|---|
| Failure to serve Information Sheet by 31 May | Up to £7,000 per tenancy | Local authority |
| Continued non-compliance beyond 28 days after penalty | Up to £40,000 | Local authority (civil) |
| Serious or repeated breaches | Criminal prosecution | Local authority (criminal route) |
These are per-tenancy penalties. A landlord with ten tenanted properties who misses the deadline on all of them is facing up to £70,000 in exposure before continuing-offence escalations.
Buy-to-let implications beyond compliance
Compliance is the short-term headache. The longer-term picture is that the economics of BTL are being reshaped. Without Section 21, regaining possession is slower and more expensive. Some lenders are reviewing BTL criteria in light of this, although none have withdrawn. The EPC C requirement expected by 2030 is a separate large capex item for many landlords, potentially £10,000 or more per property. The PRS Database, mandatory landlord ombudsman (expected 2028), and 2% income tax rise on rental income from 2027 all stack costs.
Average two-year BTL fixed rates sit around 5.44% as of April 2026; five-year fixes around 5.75%. For landlords on mortgages that depend on rental cover ratios, the rate environment is already tight. The new regime adds risk and cost, and will likely reduce yield net of compliance.
What tenants should know
The core changes — end of Section 21, rolling tenancies, capped rent increases — strengthen tenant security. The Information Sheet explains this. Tenants who do not receive it by 31 May can report their landlord to the local council, which can issue penalties. But the absence of an Information Sheet does not invalidate the tenancy; the tenant's rights under the new Act apply regardless of whether they have been formally notified.
Disclaimer
This article is general information about the Renters' Rights Act 2025 and its implementation dates. It is not legal advice. Individual circumstances — particularly possession proceedings, company lets, and student lets — have specific rules. Landlords with complex situations should consult a qualified housing solicitor.
Frequently asked questions
Do I need a new tenancy agreement for existing tenants?
No. Existing written tenancies convert automatically on 1 May 2026 and continue as Assured Periodic Tenancies. You only need to serve the Information Sheet. For verbal tenancies, you must instead provide written prescribed information.
What if my letting agent manages the property?
Both you and the agent are independently obliged to serve the sheet. Even if the agent has served it, your obligation does not disappear — but most landlords simply confirm in writing that the agent has done it, and retain the agent's confirmation as evidence.
Can I still evict a non-paying tenant?
Yes. Section 8 continues to exist and has been strengthened under the new Act. Grounds include unpaid rent, antisocial behaviour, and breach of the tenancy. The process is typically longer than Section 21 was, but it remains available.
Does this affect lodgers?
No. Lodger agreements, company lets, holiday lets, and certain supported accommodation are outside the scope of the Information Sheet requirement. If you are unsure whether a particular tenancy is assured, check the specific terms — and if in doubt, take advice.
Can tenants refuse to sign receipt of the Information Sheet?
There is no signature requirement. You need evidence that you served it — which can be an email read receipt, a recorded delivery slip, or a written acknowledgement. If a tenant is uncooperative, back up digital service with a tracked paper copy to create an audit trail.
The bottom line
1 May 2026 ends Section 21, fixed terms and contractual rent reviews. 31 May 2026 is the deadline to have served the Information Sheet to every existing tenant. Miss either and the financial exposure is substantial. The landlords who will come through this cleanly are the ones treating it as a scheduled compliance project now — not a scramble in late May.
