Renters' Rights Act: The rules that landlords must follow by the end of May to avoid a £7,000 fine

Landmark rental reforms are set to overhaul tenant rights from 1 May and there is an important document that landlords must provide renters by the end of May or face a fine of up to £7,000.

The new Renters’ Rights Act stops ‘no-fault’ evictions and pushes fixed tenancies to rolling terms.

Landlords will also be banned from above market rate rental increases and can only change rent once a year.

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The reforms have raised fears that landlords will exit the sector as their profits could be under threat and there are even reports that chancellor Rachel Reeves is considering rent controls while inflation remains high amid the Iran conflict.

Whether you are staying in the sector or considering selling your buy-to-let portfolio, these are important changes to be aware of and there is one piece of action that landlords need to take in the coming weeks even if they plan to exit.

Under the new rules, landlords must provide tenants with the government’s Renters’ Rights Act Information Sheet 2026, which outlines the changes, by 31 May.

It must be provided as a physical hard copy or as a PDF attachment via email or text.

Landlords can be fined up to £7,000 for failure to comply.

But that isn’t the only compliance failure that could result in a fine.

Natasha Kendle, head of property management, lettings compliance and customer relations at Beresfords Property Group, said: “Landlords shouldn’t underestimate the scale of what’s coming which is far more than an update to tenancy wording – it’s a fundamental change in how tenancies must be documented and managed.

“With local authorities gaining stronger powers since the end of last year, the ability to investigate compliance and issue fines of up to £7,000 for breaches, relying on outdated agreements or informal advice could leave landlords significantly exposed.

“The key is understanding the timelines, using the correct documentation and getting expert support early, particularly while the legislation is still being finalised over the coming months.”

What other rules will landlords need to follow?

Beyond providing the tenancy information sheet, there are other rules that landlords have to follow or face a fine for breaching.

Landlords can be fined up to £7,000 for not joining a redress scheme as well as for breaching rules on annual rent increases.

Additionally, the legislation says landlords can’t unreasonably refuse a request from a tenant to have a pet. If this is ignored, landlords can also be fined up to £7,000.

There will also eventually be a register that landlords need to sign up to or they will face a fine. A date for this hasn’t been set yet.

Councils will be responsible for issuing fines and there could be higher charges for repeated failures and landlords could even be banned for serious breaches.

Landlords ignoring the rules can be reported by their tenants or found through council inspections.

If you are renting your property through a lettings agent, it is worth checking with them if you are compliant.

Lettings agency Kinleigh Folkard & Hayward suggests keeping clear records of agreements, inspections and communications, adding: “A well-organised system can make compliance easier and support positive tenant interactions, including maintenance requests. Landlords may find it beneficial to work with partner agents who offer online software to help with record keeping and to manage the additional requirements.”

Rob Norton, UK director at property software brand PlanRadar, said: “As the new rules come into force, landlords and property managers will face significantly greater pressure to evidence activity across their portfolios in real time. Every inspection, repair and tenant interaction will need to be accurately recorded and easily accessible.

“However, many are still relying on disconnected systems to manage these processes, creating gaps in visibility and increasing the risk of disputes or delays.

“As a result, we’re likely to see an acceleration in the shift towards digital tools that provide a clear audit trail and a single source of truth across assets. In an increasingly regulated environment, that level of oversight is becoming essential.”