The deadline is 1 May 2026. The Renters' Rights Act - the legislation that ends no-fault evictions and removes fixed-term tenancies across England - takes effect in under two weeks, and Propertymark, the industry trade body for letting agents, has published compliance guidance to help agents and landlords prepare, according to Property Industry Eye.

Section 21 abolished - what replaces it

The most significant change taking effect on 1 May 2026 is the abolition of Section 21 no-fault evictions, per Propertymark's guidance. Under the Renters' Rights Act, landlords and agents can no longer end a tenancy without a specific legal reason. All possession claims must now use revised Section 8 grounds - statutory justifications including rent arrears, the landlord's intention to sell the property, or the landlord's intention to move back in. Clear supporting evidence is required in every case, Propertymark said.

At the same time, all tenancies will shift to a rolling periodic system. Fixed-term agreements will no longer exist. In practice this means agents must update processes around tenancy renewals, notice periods, and landlord communication.

One key transitional rule applies: Section 21 notices issued before 1 May 2026 remain valid only if legal proceedings begin before 31 July 2026, according to Propertymark. Miss that date and the notice has no legal effect.

Rent increases, bidding bans, and anti-discrimination rules

The Renters' Rights Act also changes how rents are set. According to Propertymark's guidance, rent increases will be limited to once per year. The Act introduces a ban on rental bidding - the practice where prospective tenants offer above the advertised asking rent to secure a property. Agents must review pricing strategies and marketing materials to remain compliant.

Propertymark also flags strengthened anti-discrimination rules as part of the new framework, affecting how agents select tenants.

Critical dates for compliance

Two dates you must track alongside the 1 May 2026 commencement are:

By 31 May 2026, all tenants must be issued with the government's Renters' Rights information sheet, either in full digitally or in print, per Propertymark. Failure to comply exposes agents and landlords to legal challenge.

A second phase of the reforms is expected later in 2026, according to Propertymark. This will include the introduction of a landlord database and a PRS (private rented sector) ombudsman - a mandatory dispute resolution service for tenants and landlords operating in England.

Operational steps before the deadline

Propertymark says the reforms will require agents to review tenancy agreements, update documentation, and ensure staff are trained on the new legal framework under the Renters' Rights Act. Record-keeping requirements will increase. Communication between agents, landlords, and tenants will need to become more detailed and formal.

Propertymark has confirmed it will continue working with the UK government to provide guidance, training, and resources to help the sector prepare and remain compliant through the transition.