What’s Changing?
Under the Renters’ Rights Act 2025, landlords will be legally required to provide tenants with a written statement of terms — a clear, standardised breakdown of the tenancy agreement.
This forms part of the broader reforms set to begin on 1 May 2026, alongside the end of Section 21 evictions and the move to rolling periodic tenancies.
In January 2026, the government released draft regulations outlining what this written statement must include. If you’re a letting agent or landlord, this is now the time to prepare.
What Is the Written Tenancy Statement?
It’s a mandatory document that must be issued to all tenants from the start of the tenancy. The statement brings together all essential tenancy terms in one standardised format, with the goal of increasing transparency, legal clarity, and tenant awareness.
Failure to provide it could result in civil penalties, delays in serving notice, and disputes over rights.
What the Draft Guidance Says It Must Include
The statement must be provided in writing and within 28 days of the tenancy starting. Based on the January 2026 draft regulations, the statement should cover:
| Required Detail | Description |
|---|---|
| Names of parties | Landlord and tenant full names and contact details |
| Property address | The full address of the rental property |
| Tenancy start date | The date the tenancy legally begins |
| Rent amount/payment schedule | Including when and how it should be paid |
| Deposit amount | How it’s protected and relevant scheme information |
| Repair obligations | Summary of landlord and tenant responsibilities |
| Notice procedures | Explanation of how either party can end the tenancy |
| Other rights & restrictions | e.g., pet clauses, subletting permissions, fees |
This list may be updated when final regulations are published — but the draft gives a strong indicator of what agents must prepare for.
When Does It Come into Effect?
You must provide the written statement for any tenancy starting on or after 1 May 2026.
If the tenant requests one in writing (after May), landlords have 28 days to issue it — even for existing tenancies.
There is no exemption for verbal agreements — the written statement is mandatory.
What This Means for Letting Agents and Landlords
This isn’t just an admin update — it impacts your operational processes.
You’ll need to:
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Update all tenancy start workflows
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Create or adopt a compliant written statement template
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Ensure this document is signed/stored for audit trail
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Train your staff or branches on handling statement requests
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Be ready to issue it for new and legacy tenancies on request
Risks if You Don’t Comply:
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You could face financial penalties or lose credibility in court
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Tenants may challenge rent increases or possession claims
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Local authorities may take enforcement action
How No Letting Go Can Support You
At No Letting Go, our mission is to reduce compliance risk and protect property stakeholders through:
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Check-in reports that clearly document tenancy start conditions
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Digital signatures through DigiSign to support legal trail
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Inventory reports that align with the written statement detail
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Mid-tenancy visits to track ongoing repair obligations
By integrating NLG services into your tenancy launch process, you create a stronger evidence chain — particularly useful if disputes arise.
FAQs
Q: Can I just provide the tenancy agreement instead?
No — the written statement is a separate, standardised format that must contain key information. A tenancy agreement alone won’t meet the requirement.
Q: Does this apply to legacy tenants?
Yes — if a tenant from an earlier agreement requests it, you’ll have 28 days to issue the written statement, even for tenancies that started before May 2026.
Q: Where can I get a compliant template?
The government is expected to publish an official template closer to May. You can also prepare now by reviewing the January 2026 draft guidance here.
Final Thoughts: Don’t Leave It Until April
This change may feel like a formality, but it will quickly become one of the most common compliance breaches in the sector.
If you’re managing multiple properties or branches, now is the time to standardise your documentation process — and make inventory and tenancy records watertight.
Need help preparing?
No Letting Go works with national lettings groups, BTR providers, and independent agents across the UK to deliver audit-friendly, scalable property reporting.
👉 Contact us for a consultation
👉 Explore our compliance-led inventory services
The rental landscape in England is changing more dramatically than at any time in decades, and lettings teams must be prepared. What was once known as the Renters’ Reform Bill is now the Renters’ Rights Act 2025, and its first major reforms will come into force on 1 May 2026.
In this article, we explain what’s now actually happening, when key changes will take effect, and how letting agents and landlords should prepare — including where professional reporting from No Letting Go can help you stay compliant and protect your business.
Updated Legal Timeline You Need to Know
After receiving Royal Assent on 27 October 2025, the Renters’ Rights Act became law. However, most of its major provisions aren’t active yet — they will be introduced in phases beginning:
Phase One — 1 May 2026
This is the date that matters first for letting agents:
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Abolition of Section 21 “no-fault” evictions. Landlords can no longer evict tenants without a legal reason and must instead use updated Section 8 grounds.
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All tenancies will become periodic tenancies rather than fixed-term assured shorthold tenancies.
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Written tenancy information (a standardized written statement) will be required from the outset.
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Rent increase restrictions will take effect (landlords can increase rent only once per year and after proper notice).
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Limits on rent bidding and pet refusal rules will apply.
These changes will apply to existing and new tenancies alike, so there’s no grace period — agents and landlords should have prepared well in advance.
Later Phases — Late 2026 and Beyond
Some aspects of the Act will be introduced later:
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A PRS database for landlords and properties (likely late 2026).
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A private rented sector ombudsman service (part of phase two) and extended property standards under Awaab’s Law and the Decent Homes Standard (phase three — dates not yet finalised).
What This Means for Letting Agents
No More Section 21 Evictions
This is the standout change everyone is talking about. From 1 May 2026:
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Landlords cannot use Section 21 to remove tenants for no reason.
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Letting agencies must shift emphasis to strong documented grounds under Section 8, such as serious rent arrears or breach of tenancy terms.
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Agents should be ready to advise landlords about the new framework and how to evidence issues in the tenancy.
Focus on Proper Documentation
With notice-based evictions and extended tenant protections, having:
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accurate check-ins,
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property inventories,
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digital signatures,
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clear move-in/move-out records
…is more important than ever. Clear, professional reporting reduces risk and strengthens possession cases when landlords must rely on Section 8 grounds.
Rent, Bidding & Tenancy Structure Changes
From 1 May 2026:
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Rent can only be increased once per year with proper notice.
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Agents can’t advertise “offers above asking.”
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Tenancies default to periodic, meaning there’s no ‘natural end date’ landlords can use to regain possession without grounds.
How This Impacts the Market
These changes are aimed at giving tenants more security and fairness. However, for agents and landlords, it also means:
✔ Stronger Evidence Expectations
Courts and tribunals will require stronger documentation where landlords seek possession.
Reports that are:
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photographic,
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timestamped,
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digitally signed,
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and detail-by-detail accurate
…will be the foundation of any successful Section 8 application.
✔ Greater Reliance on Compliance & Documentation
When fixed-term tenancies disappear and rolling tenancies become standard, the way disputes are handled shifts from “no reason needed” to “evidence required.” That means landlords will look to letting agents who can provide:
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consistent reporting quality
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professional check-outs
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complete records for compliance and disputes
How No Letting Go Helps You Prepare
Now is the time to get systems and processes fully aligned:
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Professional Inventory Reports — Compliant, detailed, and neutral evidence.
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Check-In and Check-Out Documentation — Clear condition records every time.
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Digital Signatures & Audit Trails — Stronger evidence, defensible in disputes.
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Property Visit Reports — Ongoing condition monitoring mid-tenancy.
These tools become more valuable when landlords can no longer issue Section 21 notices at will, and possession cases rely heavily on clear documentary evidence.
FAQs – Renters’ Rights Act & What Letting Agents Need to Know
1. When does the Renters’ Rights Act come into force?
The first phase of the Act comes into force on 1 May 2026, introducing major reforms including the abolition of Section 21 evictions and the shift to periodic tenancies. Some later provisions, such as the PRS database and ombudsman scheme, will follow in phases across late 2026 and beyond.
2. Does the Act apply to existing tenancies or just new ones?
Yes — the reforms will apply to both existing and new tenancies from the point of implementation. There is no grace period for pre-existing contracts, meaning letting agents and landlords must be fully prepared before May 2026.
3. Can landlords still increase rent under the new rules?
Yes, but with stricter limits. Rent can only be increased once per year, and landlords must provide at least two months’ notice. Letting agents should update their tenancy documentation and communications accordingly.
4. What happens without Section 21?
Landlords must now use Section 8, which means they need to prove a legal reason (e.g. rent arrears, breach of tenancy, sale of property, anti-social behaviour). Solid, consistent documentation — such as mid-tenancy reports and inventory check-outs — will be vital.
5. How can No Letting Go help with these changes?
NLG supports letting agents and landlords with:
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Check-in and check-out inventory reports
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Digitally signed documentation
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Ongoing mid-tenancy property visits
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Compliant, timestamped records
These services are essential for landlords navigating the stricter legal landscape post-Section 21. Reports from NLG are trusted by adjudicators and can help reduce the chance of a dispute — currently, less than 0.01% of our reports go to adjudication.
6. Do we need to update our tenancy agreements?
Yes. Agents should review their contracts to ensure:
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Periodic tenancy terms are clear
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Rent review clauses are updated
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Pet clauses and deposit processes meet the new standards
It’s also critical to begin issuing the written tenancy statement, which will become mandatory under the new law.
Stay Ahead of Reform
The Renters’ Rights Act is the biggest overhaul the private rental sector has seen in decades — and its first phase begins on 1 May 2026.
As the law continues to unfold, lettings teams that invest in accurate reporting and compliance documentation will find themselves better equipped to support landlords, reduce disputes, and safeguard rental income.
Reading time: ~6 minutes
From 27 December 2025, local housing authorities in England gain new investigatory powers to enforce housing law in the private rented sector. Expect more formal requests for documents, clearer deadlines, and sharper consequences for non‑compliance. This guide explains what councils can do, what they can ask for, and how to prepare your evidence so you can respond in hours, not weeks.
Context: The wider tenancy reforms (end of fixed terms and Section 21, move to assured periodic tenancies, updated grounds, rent-rise rules, pets, anti‑discrimination, stronger penalties) take effect on 1 May 2026. The PRS Database and Landlord Ombudsman follow from late 2026.
What actually changes on 27 December 2025?
Local authorities will be able to investigate suspected breaches of housing law affecting the PRS formally. Key powers include the ability to:
- Require information by written notice from a relevant person (landlord, agent, licensor, marketer or a person with an interest in the property within the last 12 months). Failure to comply without reasonable excuse can be an offence. (Renters’ Rights Act s.114/s.131)
- Require information from any person or organisation where there is reasonable suspicion. Courts can compel compliance if needed. (s.115–116; use limits in s.117)
- Enter and inspect business premises (with notice for routine inspections) and, in specific circumstances, apply for a warrant if entry is refused or notice would defeat the purpose. (s.118–121)
- Seize and retain documents/records obtained during visits (subject to legal privilege).
- Access certain third‑party data (e.g., Council Tax, Housing Benefit, tenancy deposit information) to support investigations. (s.134 overview in guidance)
- Enter residential premises where specially authorised and the premises are reasonably suspected to be privately rented, for specified offences (e.g., illegal eviction) — often by consent or warrant.
Plain English: councils can formally demand documents and explanations, visit your office to inspect records, and seek a warrant to enter a rented home where legally justified. Treat notices seriously and keep an audit trail of your responses.
What councils will expect you to produce (practically)
Be ready to retrieve, fast:
- Tenancy records — agreements, prescribed information, rent‑increase notices, deposit details, “How to Rent” issue logs.
- Safety & compliance evidence — Gas Safety, EICR, EPC and renewal dates; these datasets will also sit at the heart of the PRS Database rollout from late 2026.
- Condition evidence — inventory, check‑in, property visits, check‑out with time‑stamped photos. In a rolling‑tenancy world (from May 2026), visit cadence and evidence quality carry more weight than ever.
- Communications & access logs — inspection notices, tenant replies, damp/mould advice, and access refusals with re‑appointment attempts.
- Client money & licensing — documents that demonstrate lawful client‑money handling and any applicable licences.
Your 10‑point audit‑readiness checklist (do this in December)
- Nominate an Investigations Lead — a single inbox/phone route for council notices and deadlines.
- Standardise evidence — one report format portfolio‑wide (inventory → visits → check‑out) with mandatory photos, serials, meter shots and location labels.
- Centralise certificates — Gas, EICR, EPC per property; store with consistent naming. NLG clients can order Safe2 certificates directly through No Letting Go; we’ll coordinate and file them portfolio‑wide.
- Data hygiene — clean landlord contacts, property IDs and addresses so you can populate PRS Database fields when required.
- Council Pack template — cover letter + contents list + zipped bundle (tenancy docs, safety certs, reports, comms log).
- Office‑visit protocol — who hosts, where records are stored, how documents are copied/seized; brief team on warrant vs notice rules.
- Deadlines diary — log receipt dates and response deadlines from any s.114/s.115 notices; record actions taken.
- Privacy & privilege — know what is subject to legal professional privilege and how to handle personal data disclosures.
- Training bite — short branch briefing: “what councils can ask, who answers, how we respond.”
- Escalation map — when to loop in compliance/legal if requests are complex or multi‑property.
How No Letting Go helps you de‑risk enforcement
- Independent, defendable evidence: Inventory, property visits, and check‑out reports designed for adjudication/enforcement, with time‑stamped photos and consistent descriptors.
- Kaptur‑powered audit trail: Templates with mandatory fields, embedded photos, digital signatures and cloud storage — uniform across every branch, fast to retrieve.
- Compliance certificates via Safe2 (through NLG): NLG clients can order Gas Safety, EICR and EPC certificates directly through No Letting Go and receive a 5% client discount. We coordinate at portfolio scale and store results centrally for PRS Database readiness.
- Portfolio scheduling: We’ll implement a visit cadence (e.g., 8–10 weeks post move‑in, then every 4–6 months) so your evidence is always current.
Quick FAQ
Can councils enter a rented home without consent?
Guidance explains that entry to domestic premises typically requires consent or a warrant; “business premises” powers differ (notice for routine inspection, or warrant where justified). Obstruction or failure to comply with information notices can be an offence.
What if we need more time to compile records?
Engage promptly. Investigators can set deadlines; if you cannot comply in time, respond early with reasons and a plan. Keep a dated actions log.
Dates to pin on your wall planner
- 27 December 2025 — Investigatory powers commence (England).
- 1 May 2026 — Tenancy reforms go live (end fixed terms & Section 21; periodic tenancies; updated grounds; rent‑rise rules; pets; anti‑discrimination; stronger penalties/reporting).
- From late 2026 → 2028 — PRS Database rollout; Landlord Ombudsman established, with mandatory membership expected in 2028.
Be ready before 27 December
Book a 20‑minute PRS Investigations Readiness Review. We’ll map your records, standardise your reports, and plug in Safe2 certificates — so you can respond to council requests quickly and confidently.
Field tip for your team: whenever you present this enforcement plan to agents or portfolio landlords, exchange business cards or secure contact details for follow‑up purposes — it keeps approvals moving and ensures the right stakeholders see updates.
Compliance note
This article provides general information for England and is not legal advice. Always refer to the latest official guidance and legislation.
Discover how the UK Renters’ Rights Bill 2025 will impact landlords, letting agents, and tenants. Learn what the Section 21 eviction ban, periodic tenancies, and rent increase rules mean—and how No Letting Go can help property professionals stay compliant and reduce risk.
🏠 What Is the Renters’ Rights Bill?
Also referred to as the Renters Reform Bill, the Renters’ Rights Bill is the most comprehensive overhaul of private rentals in England since the Housing Act 1988. Passed the House of Lords third reading on 21 July 2025, the Bill is expected to receive Royal Assent by September or October 2025, with most changes commencing in early 2026.
🔑 Key Provisions & Market Impact
Abolition of Section 21 (“No‑Fault”) Evictions
– Landlords will no longer be able to evict tenants without a valid reason. All evictions must now rely on defined grounds under Section 8 (e.g., rent arrears, sale, personal use).
Periodic Tenancies Replace Fixed‑Term Contracts
– Fixed-term assured shorthold tenancies are abolished. Every tenancy becomes a rolling periodic tenancy, giving tenants flexibility and stripping landlords of end‑of‑term control.
Rent Increase Controls & Banning Rental Bidding Wars
– Rent may only be increased once per year, at a market rate, with at least two months’ notice. Any rent above advertised levels or rental bidding is prohibited.
Enhanced Tenant Rights
– Strong anti‑discrimination measures protect applicants with children or on benefits.
– Tenants gain a formal right to request pets, with landlords only able to refuse for good reason (e.g. insurance).
New Oversight & Standards
– A national landlord register (Private Rented Sector Database) and a sector‑specific Ombudsman will handle complaints and compensation.
– A new “Decent Homes Standard” will define upkeep, safety, ventilation, heating, and cooling requirements. Civil penalties up to £7,000 may apply for non‑compliance.
📉 Impacts on the UK Rental Market & Landlords
Reduced Supply, Higher Rents
Many landlords are considering exiting the buy‑to‑let sector. Early surveys show two‑thirds of landlords planning to reduce portfolio size, citing cost, regulation, and liability concerns. Analysts predict shrinking supply could drive up average rents further.
Legal Complexity & Court Congestion
With eviction now requiring valid grounds and tenants empowered to challenge unfair rent rises, County Court cases and tribunal referrals are expected to surge. Courts are already under resourcing pressures, with delays likely to deter landlords from re‑letting.
Tenant-Landlord Relationship Shifts
The traditional business model of landlord control is shifting. Landlords can no longer rely on fixed terms to guarantee payments, while tenants can leave with just two months’ notice. Trust must be built through transparency, communication, and robust property standards.
💡 Why This Matters to NLG and How We Can Support Landlords
NLG are here to provide expert solutions under this new regime, solutions include:
1. Compliance & Policy Overhaul
Help landlords revise tenancy agreements, ensure Section 8 grounds are valid, implement rent‑revision protocols, and meet the Decent Homes Standard.
2. Database Registration & Ombudsman Handling
Guide landlords through the new Private Rented Sector Database enrollment and assist with representation when tenants escalate complaints to the Ombudsman.
3. Risk Mitigation & Portfolio Strategy
Guide tenant referencing, deposit handling, and pet permission policies. Use risk-adjusted rent-setting strategies that comply with no-bidding and one-month advance rent limits.
4. Dispute Resolution & Legal Guidance
Leverage NLG’s property law expertise to help landlords respond to tribunal challenges, prepare documentation for rent increase disputes, and avoid unlawful eviction claims.
5. Tenant Relationship & Retention
Transform property management from adversarial to proactive by emphasising landlord–tenant relations, communication, and regular maintenance to reduce disputes and turnover.
🧩 In Summary
The Renters’ Rights Bill represents a seismic shift for the UK rental market: greater tenant security, stricter landlord obligations, and a shake‑up of tenancy structure and rent control. Many landlords face increased cost, legal complexity, and uncertainty—as does the market overall.
NLG’s role is to provide landlords and property managers with clarity, tools, and strategic services to navigate this new environment: compliance, tenant communication, dispute resolution, and portfolio resilience.
By proactively offering expert tenancy restructuring, legal readiness, and superior property standards, NLG can help landlords not only survive but thrive in this evolving rental landscape.