The private rented sector in England is about to undergo its biggest change in decades.

From 1 May 2026, the Renters’ Rights Act 2025 will abolish Section 21 “no-fault” evictions and replace fixed-term Assured Shorthold Tenancies with rolling periodic tenancies. (GOV.UK)

For letting agents and landlords, the impact goes far beyond eviction rules. It affects how tenancy agreements are written, how notices are served, and how tenancy records are maintained throughout the lifecycle of a tenancy.

In short: tenancy paperwork needs to evolve.

Here’s what letting teams should be updating now to stay compliant and avoid disputes once the new rules come into force.

Why Tenancy Documentation Matters More Than Ever

Under the current system, landlords could rely on Section 21 to regain possession without providing a reason. Once this route disappears, landlords will generally need to rely on specific legal grounds for possession under Section 8, supported by evidence. (GLP Solicitors)

That means documentation becomes far more important.

Agents will need to maintain stronger records of:

• Property condition
• Tenancy terms
• Tenant conduct
• Communication history
• Maintenance issues

Well-documented tenancy records help ensure landlords can demonstrate legitimate grounds if disputes arise.

1. Updating Tenancy Agreements for Periodic Tenancies

One of the biggest structural changes introduced by the Act is the end of fixed-term assured shorthold tenancies (ASTs).

From May 2026:

• Most private rented tenancies will automatically become Assured Periodic Tenancies.
• These tenancies do not have a fixed end date.
• Tenants can leave by giving two months’ notice. (www.tenanthive.co.uk)

What this means for agreements

Letting agents should review their templates to ensure they:

• Remove references to fixed-term AST structures
• Clearly outline periodic rent cycles
• Reflect updated possession grounds
• Include updated clauses for pets, rent increases and tenant rights

For agents managing large portfolios, updating template agreements now will make the transition smoother when the new system comes into force.

2. Revising Notice Procedures

The removal of Section 21 means landlords will rely on Section 8 possession grounds to recover property in most cases.

These include reasons such as:

• Rent arrears
• Anti-social behaviour
• Intention to sell the property
• Moving in themselves or family members

Many of these grounds require clear evidence and specific notice periods, which means accurate documentation throughout the tenancy becomes essential.

Agents should review:

• Notice templates
• Internal processes for recording tenancy breaches
• Evidence collection procedures

The stronger the records, the easier it will be to demonstrate legitimate grounds if needed.

3. Introducing the Written Tenancy Information Requirement

Another important change is the requirement for landlords to provide tenants with a written statement of tenancy terms before the tenancy begins. (templates uk)

This document summarises key details such as:

• The parties involved
• The rent amount and payment schedule
• The property address
• Tenant and landlord responsibilities

For letting agents, this means tenancy start processes will need to include issuing this information alongside the agreement itself.

4. Updating Your Tenancy Workflow

Legislation rarely changes in isolation — it affects the entire operational workflow of a tenancy.

Many agencies will need to review how they handle:

Pre-tenancy onboarding

• Issuing written tenancy information
• Signing tenancy agreements digitally
• Recording property condition

During the tenancy

• Property visit documentation
• Maintenance records
• Communication logs

End-of-tenancy

• Check-out reporting
• Deposit evidence

Having structured documentation across the tenancy lifecycle will be crucial in a system where landlords must rely on evidence rather than Section 21.

5. Why Accurate Property Reporting Will Become Even More Important

With greater scrutiny on tenancy disputes, the role of independent property reporting becomes increasingly valuable.

Professional inventory and inspection reports provide:

• Neutral evidence of property condition
• Timestamped photographic records
• Detailed documentation of wear and tear

These records can help protect both landlords and tenants by reducing disputes and clarifying responsibilities.

For letting agents managing multiple properties or branches, using consistent reporting systems also ensures standardisation across portfolios.

Preparing for May 2026

The Renters’ Rights Act represents the largest reform of England’s private rental sector since the Housing Act 1988. (The Landlord Association (TLA))

Although the headline change is the end of Section 21, the practical impact will be felt in the everyday processes of letting agencies — from tenancy agreements to compliance documentation.

By reviewing paperwork and workflows now, letting agents can ensure they are ready for the new system and continue supporting landlords effectively.

FAQs

Do existing tenancies change automatically in May 2026?

Yes. Existing assured shorthold tenancies will convert to periodic tenancies once the new system begins. (GOV.UK)

Can landlords still evict tenants after Section 21 is abolished?

Yes — but they must use specific legal grounds under Section 8, supported by evidence.

Will rent increases still be allowed?

Yes, but increases will generally be limited to once per year using the formal notice process. (templates uk)

Final Thoughts

For letting agents, the key takeaway from the Renters’ Rights Act reforms is simple: good documentation will become your strongest protection.

As the sector moves away from Section 21 and towards a system where possession often depends on clear evidence and proper processes, having accurate records of property condition and tenancy activity will be more important than ever.

This is where structured reporting and consistent documentation can make a real difference. Professional inventory reports, check-in and check-out documentation, and regular property visit records help create a clear timeline of the tenancy — something that becomes particularly valuable if disputes arise or landlords need to rely on possession grounds.

At No Letting Go, we support letting agents and landlords with detailed, independent property reporting designed to provide exactly that level of clarity. From inventory reports and check-ins to property visits and check-outs, our reports provide photographic evidence and structured documentation that helps protect both landlords and tenants.

As the new legislation approaches, ensuring your tenancy paperwork, processes and property records are robust and consistent will help you stay compliant, reduce disputes and give landlords confidence in navigating the evolving rental landscape.