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From 1 May 2026, new rules for private renting apply under the Renters’ Rights Act. This bulletin highlights the main changes most relevant to landlords and managing agents in Sheffield, what action you may need to take, and where to find further guidance.
The changes are intended to improve standards and provide clearer rights and responsibilities for both landlords and tenants. Some purpose built student accommodation where the landlord is a member of a government approved code of practice, is exempt from the new laws, unless there is an existing assured shorthold tenancy already in place.
Familiarise yourself with the new rules
Landlords are encouraged to take some time to read through the Government’s official guidance for landlords on the Renters’ Rights Act. While information may be available through the media or landlord bodies, the most up‑to‑date and detailed guidance is available on gov.uk.
Landlords can also sign up here to receive email updates from the Government when guidance is published or updated.
Get vital paperwork ready
Landlords must provide specific written information to tenants by set deadlines. These are largely one‑off requirements, and planning ahead can make them easier to manage.
Information can be provided electronically or as a paper copy. It is important to keep evidence that documents have been issued on time.
For existing tenants (with a written tenancy agreement)
By 31 May 2026, tenants must be given the government’s Renters’ Rights Act information sheet. This sets out how the Act affects their tenancy and ensures all tenants receive consistent information.
The government’s information sheet can be downloaded from gov.uk and shared directly with tenants.
For new tenancies starting on or after 1 May 2026
Before a tenancy is agreed, new tenants must be given written information including:
- The landlord’s name and address
- Rent amount and payment dates
- Deposit details
- Repair responsibilities
- Which bills the tenant is responsible for
This information can be included in a written tenancy agreement or provided as a separate document. Full guidance on preparing this information is available on gov.uk.
If you have a verbal tenancy agreement
Any existing verbal tenancy must be formalised by providing a written record of the agreed terms. This must be done by 31 May 2026 and must contain all the information required by the government Details of the information required is on the government website
Changes to possession procedure and rent increases
From 1 May 2026, landlords must use Section 8 notices to regain possession where there are serious issues such as rent arrears or anti‑social behaviour. Section 8 can also be used in other circumstances, such as where the landlord intends to sell the property or move in.
Section 21 will no longer be available from this date.
Rent increases are also more tightly regulated. Any increase must:
- Take place no more than once every 12 months
- Be issued with at least two months’ notice
- Be served using a Section 13 notice
Even where a rent increase has been discussed with your tenant, it must still be issued correctly using Section 13 for it to be lawful.
Check your property adverts are compliant
Before advertising a property, it’s important to review listings on online platforms, through agents, and on any tenant‑facing websites.
From 1 May 2026, all new adverts must meet the following requirements:
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Clear and fixed rent Landlords must publish an ‘asking’ rent in any written advert and not accept an offer above this price.
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Limits on rent paid in advance No more than one month’s rent may be required upfront, and rent can only be accepted once the tenancy agreement has been signed.
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No discrimination Prospective tenants must not be refused or treated less favourably because they have children or receive benefits.
Checking listings, standard emails and agent scripts now, can help you avoid problems later.
Keep a clear record of your due diligence
Keeping good records is an important part of managing rented property. A clear audit trail can help demonstrate compliance and resolve issues more quickly if questions arise.
It may be helpful to keep a digital record for each property, including:
- Gas and electrical safety certificates
- Energy Performance Certificates (EPCs)
- Deposit protection documents
- Any required licences
- Right to Rent checks
- Records of repairs and maintenance
Having everything in one place can save time and provide reassurance that your responsibilities are being met.
Financial penalties for non‑compliance
The Renters’ Rights Act introduces stronger enforcement measures and increases the financial consequences for landlords and agents who do not meet their legal responsibilities.
From 1 May 2026, non‑compliance with key requirements of the Act may result in financial penalties, which can be issued as an alternative to prosecution for certain offences.
Penalties may apply where landlords, for example:
- Do not provide required written information to tenants within the specified timescales
- Advertise or let properties in breach of rules on rent levels, rent paid in advance, or discrimination
- Attempt to regain possession using an incorrect or unlawful notice
- Fail to provide a written record for an existing verbal tenancy by 31 May 2026
Penalties can be significant, particularly where breaches are repeated or ongoing.
Financial Penalties can be served for up to £40,000 for offences and up to £7,000 for breaches.
It is important to note that lack of awareness of the law is not a defence, and penalties may be issued even where non‑compliance is unintentional.
Landlords are encouraged to regularly check the official Government guidance on gov.uk, which explains legal requirements in detail and will be updated as the Act is implemented. This is the most reliable source of information on duties, deadlines and compliance.
Taking time to review tenancy documents, advertising practices and record‑keeping now can help reduce the risk of penalties and ensure you are meeting your responsibilities under the new law.
Student landlords – write to tenants by 31 May
If you let your HMO property to students, there is a specific, time‑limited requirement you need to be aware of.
By 31 May 2026, student landlords must write to their tenants to confirm that the tenancy will end using Ground 4A of the Renters’ Rights Act. This step is essential if you plan to use this ground to regain possession.
Once tenants have been notified, you can serve a two‑month notice under Ground 4A at any point between 1 May 2026 and 30 July 2026.
This temporary arrangement is intended to support the usual cycle of student lets and help ensure student properties are available for new university intakes starting in September.
After 30 July 2026, the notice period under Ground 4A increases to a minimum of four months, so it’s important not to miss the earlier deadline if this applies to your property.
When you enter into a tenancy after 1st May, and you want to be able to use Ground 4A , it is important that you let your tenants know this, before you enter into the tenancy.
Further guidance on Ground 4A and how to use it correctly is available on gov.uk.
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