Updating Your Tenancy Agreements: A Checklist for the 2026 Renters' Rights Act UK

If you’re a landlord, you’ve probably heard the buzz about the Renters’ Rights Act coming into force on 1 May 2026. And if you haven’t started thinking about what this means for your tenancy agreements, now’s the time to start. This isn’t just a few minor tweaks—it’s the biggest shake-up to private renting since 1988.

The good news? You’ve still got time to get your house in order (pun intended). Let’s walk through what you need to update so you’re ready when the big day arrives.

What’s Actually Changing?

Here’s the headline: fixed-term tenancies are out. From May 2026, every tenancy—whether brand new or already running—becomes a rolling, month-to-month arrangement. No more 6-month or 12-month contracts. No more fixed terms at all.

This gives tenants much more freedom to move when they need to, but it also means you’ll need to rethink how you manage your properties. The days of locking tenants in for a guaranteed period are over.

Your Tenancy Agreement Checklist

1. Strip Out Anything About Fixed Terms

This is job number one. Go through your standard agreement with a red pen and delete:

• Any mention of 6-month or 12-month initial periods
• Minimum term clauses
• Break clauses (they’re meaningless now)
• Renewal options or extension language

Even if your agreement mentions a fixed term, it won’t be enforceable after 1 May 2026. Better to remove the confusion entirely.

2. Get Notice Periods Right

Tenants can now leave with just two months’ notice, whenever they want. No waiting for the end of a fixed term. However—and this is important—if your current agreement specifies a shorter notice period (like one month), that shorter period still applies.

Think about what works for your business. Sticking with one month might help you fill vacancies faster, but two months gives you more time to find new tenants. There’s no right answer, just what suits your situation.

3. Rent Payments

You cannot ask for or accept any rent before the tenancy agreement is signed. Once it’s signed, you can only request up to one month’s rent upfront. That’s it.

One month’s rent maximum after signing

No rent in advance before signing

The Security /tenancy deposit can be taken upon signing, which remains capped at 5 weeks’ rent (or 6 weeks if the annual rent is £50,000 or more) under the Tenant Fees Act 2019.

For Existing Tenancies: If you are already in a tenancy before 1 May 2026 that requires upfront rent (e.g., quarterly), that agreement remains valid for its duration.
Monthly payment schedules (quarterly or annual payments upfront are no longer allowed)

Exactly when rent is due each month

4. Rent Review Procedures

You can only increase rent once per year now and must give tenants at least two months’ notice. Your agreement should have the following things mentioned:

When rent reviews will happen (anniversary of the tenancy start date usually makes sense)
How you’ll notify tenants (via a Section 13 notice)
That tenants can challenge unfair increases at the Property Tribunal

5. Sort Out Your Pet Policy

This one surprises a lot of landlords. Tenants now have the right to request keeping a pet, and you can only say no if you’ve got a genuine reason. You need to respond within four weeks.

Add a section to your agreement that should cover the following things:

How tenants should make pet requests
What counts as a reasonable ground for refusal (unsuitable property type, building rules, insurance issues)
Response timelines
Pet insurance requirements and any permitted additional deposits
Even if you’re generally pet-friendly, having a clear process protects everyone.

6. Make Sure Everything’s in Writing

Tenants must receive a written tenancy agreement before the tenancy starts—and definitely before any money changes hands. Most of you are already doing this, but double-check that your agreement is:

Complete and easy to understand
Handed over before collecting any payments
Up to date with all the new rules
Accompanied by the government’s tenant rights information sheet

7. Update Your Eviction Information

Section 21 “no-fault” evictions are gone. From now on, you’ll need to use Section 8, which requires specific grounds for possession.

What grounds you might use (rent arrears, antisocial behaviour, wanting to sell or move family in)
How much notice is required for different situations
The process for serving a Section 8 notice
Clear communication here prevents nasty surprises later.

8. Check for Discriminatory Language

You cannot discriminate against families with children or people receiving benefits. Go through your agreement and remove the following if you have mentioned anywhere:
Any “no DSS” or “professionals only” clauses
Blanket “no children” policies

Anything that automatically excludes certain groups
You can still consider individual circumstances—like whether a small flat is suitable for a large family—but make sure your criteria are objective and property-specific.

9. Drop the Bidding War Talk

You must advertise a rent and stick to it. No more inviting offers above the asking price. Your agreement should:

State the agreed rent clearly
Match the originally advertised price
Avoid any suggestion that competitive bidding took place
Keep it simple and transparent.

What About Your Current Tenants?

You don’t have to rush out and give new leases to everyone who has already rented from you. You should instead give them a government sheet by May 31, 2026, that tells them about their new rights.

That said, it’s worth:

Preparing the information sheet to send out in April or early May
Offering updated agreements to tenants who want them
Using new compliant templates for any future lettings
Gradually transitioning existing tenants when it makes sense
Beyond the Paperwork

While you’re updating agreements, take a broader look at your rental business:

Give Your Properties a Once-Over

The Decent Homes Standard is coming, so now’s a good time to inspect for hazards, fix maintenance issues, and make sure everything’s up to scratch.

Check Your Rent Pricing

Are you charging fair market rates? With tenants able to challenge increases, you want to be confident your rents are reasonable and justifiable.

Get Ready to Register

The Private Rented Sector Database becomes mandatory later in 2026, and you’ll need to be registered to use certain eviction grounds. Start gathering your paperwork now.

Budget for the Ombudsman

All landlords will need to join the new Ombudsman scheme from late 2026. Factor the membership fee into your costs.