DBF are a class act. We used them for the sale of a house. Professional, clear and responsive. Craig and Belinda who handled our case were great. Nothing was too much trouble, responsive and easy to get hold of.
Dave Weston
The Renters’ Rights Act 2025 comes into force on 1 May 2026 and while much of the coverage has focused on the abolition of Section 21, there is a separate compliance obligation that many portfolio landlords have not yet acted on.
If you have existing tenants with written tenancy agreements, you are legally required to give each of them a copy of a new government Information Sheet by 31 May 2026. If your tenancy was agreed verbally, with no written agreement in place, your obligation is different but equally important.
Miss either deadline and you risk a civil penalty of up to £7,000 per breach. Repeat or continued non-compliance can escalate to penalties of up to £40,000 or criminal prosecution.
This article explains exactly what you need to do, who it applies to, and the steps portfolio landlords should be taking right now.
What changes on 1 May 2006?
The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025 and represents the most significant overhaul of England’s private rented sector in a generation.
From 1 May 2026:
- All existing Assured Shorthold Tenancies (ASTs) will automatically convert into periodic assured tenancies i.e. rolling, open-ended agreements with no fixed end date
- All new tenancies will also be periodic assured tenancies from the outset
- Section 21 “no-fault” evictions will be abolished
- Landlords seeking possession will need to rely on the reformed Section 8 grounds under the Housing Act 1988
- Rent increases will be restricted to once every 12 months and must follow the statutory Section 13 process, with at least two months’ notice
Importantly, landlords do not need to issue new tenancy agreements. Existing contractual terms will generally continue to apply unless they conflict with the new legislation. However, new notice obligations apply and these carry real financial consequences if ignored.
Information Sheet: What it is and who must receive it
What is the Information Sheet?
The Information Sheet is a standard government-produced document that explains the new tenancy rules to existing tenants. It is similar in concept to the current How to Rent guide — a prescribed document that landlords must provide, in the form published by government.
The government has confirmed it will publish the Information Sheet on GOV.UK in March 2026, before the reforms come into force (at the date of this article, the Information Sheet still has not been published).
Who must receive it?
For an existing Assured Shorthold Tenancy that is wholly or partly written, the landlord must provide all tenants named on the tenancy with a copy of the government-produced Information Sheet. This means:
- Every named tenant on each written tenancy agreement must receive their own copy
- It applies to all existing written tenancies in place on 1 May 2026
- It does not matter how long the tenancy has been running or whether it is in a fixed term or already periodic
When must it be served?
Landlords with existing tenancies must provide tenants with the Information Sheet by 31 May 2026. For portfolio landlords, this means working through your entire tenancy schedule and ensuring every tenant receives the document within the window. The earlier you act, the less risk of an administrative oversight across a large portfolio.
Oral Tenancies: A Different and More Demanding Obligation
If you have any tenancies that were agreed verbally, with no written agreement, the Information Sheet obligation does not apply in isolation. Where a tenancy has not been documented in writing, the landlord cannot serve the Information Sheet and will instead need to provide a Written Statement of Terms also by 31 May 2026.
What must a Written Statement include?
The draft regulations The Assured Tenancies (Private Rented Sector) (Written Statement of Terms etc and Information Sheet) (England) Regulations 2026 set out the required contents. These include:
- Landlord and tenant names
- Property address
- Start date of the tenancy
- Rent amount and payment dates
- Landlord’s address in England or Wales for service of notices
- Deposit details
- Repair and maintenance obligations
- Utility arrangements
- Notice requirements for ending the tenancy
- A statement on the tenant’s right to keep a pet with landlord consent, and that consent must not be unreasonably refused
If you are unsure whether any of your tenancies fall into the oral category particularly older arrangements that were never properly documented now is the time to review your portfolio and take legal advice.
What Happens If You Miss the Deadline?
The consequences of non-compliance are significant and they escalate. Local Authorities can impose a civil penalty typically starting at around £4,000, up to a maximum of £7,000 per breach, depending on aggravating or mitigating factors.
The position can become considerably more serious: if a landlord is fined for breaching their duties and the breach continues for more than 28 days after the penalty is imposed (or after any appeal is concluded), the landlord commits a criminal offence and may face prosecution or a further civil fine of up to £40,000.
For a portfolio landlord, the financial exposure multiplies with every property where compliance is missed. A portfolio of ten properties, each with two named tenants, means twenty separate obligations each carrying its own potential penalty.
The Section 21 Transitional Deadline: A Separate but Urgent Issue
Alongside the Information Sheet obligation, landlords who are currently considering possession proceedings need to be aware of a separate, hard deadline. If you wish to rely on a Section 21 notice, that notice must be served before 1 May 2026. After that date, Section 21 will be abolished.
Any Section 21 notices served before 1 May 2026 will lapse if court proceedings for possession are not issued before 31 July 2026.
In practical terms:
- If you intend to serve a Section 21 notice, it must be served on or before 30 April 2026
- If you have already served a valid Section 21 notice, court proceedings must be issued before 31 July 2026
- After 31 July 2026, Section 21 ceases to have legal effect entirely
If you are considering using Section 21 and have not yet taken advice, time is extremely short. Contact us as a matter of urgency.
What Portfolio Landlords Should Do Now
With 1 May 2026 approaching rapidly, here is a practical action checklist for landlords with multiple properties:
- Audit your tenancy schedule and identify every tenancy across your portfolio. Note which are written, which may be oral, and which are currently mid-possession process.
- Identify oral tenancies i.e. any tenancy without a written agreement needs urgent attention. A Written Statement must be prepared and served by 31 May 2026.
- Monitor GOV.UK for the Information Sheet (the government has confirmed publication in March 2026). Once available, download it and incorporate it into your distribution process.
- Plan your distribution and consider how you will serve the Information Sheet across your portfolio, whether by post, email, or through your letting agent. Keep records of service for every tenancy.
- Review any current or intended Section 21 proceedings and if you have any possession strategies in progress or under consideration, review them immediately in light of the 30 April and 31 July deadlines.
- Take legal advice on complex cases such as oral tenancies, disputed terms, mixed-use properties, and HMOs all carry additional complexity under the new regime.
Frequently Asked Questions
Do I need to issue new tenancy agreements from 1 May 2026?
No. Existing written tenancy agreements remain valid. Your obligation is to serve the government Information Sheet on existing tenants, not to replace their agreements.
What is the deadline for serving the Information Sheet?
The Information Sheet must be served on all existing named tenants by 31 May 2026.
What if my tenancy was agreed verbally with no written agreement?
You cannot serve the Information Sheet for an oral tenancy. Instead, you must provide a Written Statement of Terms setting out the key terms of the tenancy again, this needs to be served by 31 May 2026.
What is the penalty for missing the deadline?
A civil penalty imposed by the local authority, typically starting at around £4,000 and up to £7,000 per breach. Continued non-compliance beyond 28 days after a penalty is imposed can result in a further fine of up to £40,000 or criminal prosecution.
Can I still serve a Section 21 notice?
Only if served on or before 30 April 2026. Section 21 is abolished from 1 May 2026. Any existing valid Section 21 notice must be enforced through court proceedings issued by 31 July 2026.
Does this apply to all tenancies in England?
Yes — the Renters’ Rights Act applies to the private rented sector in England. Davis Blank Furniss advises under the law of England and Wales.
When will the government publish the Information Sheet?
The government has indicated the Information Sheet will be published on GOV.UK in March 2026. Davis Blank Furniss will provide an update as soon as it is available.
How Davis Blank Furniss can help
The residential landlord and tenant team at Davis Blank Furniss advises portfolio landlords, property investors, agents and individual landlords across England and Wales on compliance, possession proceedings, and tenancy documentation.
We can assist with:
- Reviewing and auditing your tenancy portfolio ahead of the May 2026 deadline
- Drafting Written Statements of Terms for oral tenancies
- Advising on Section 21 strategy before the abolition deadline
- Advising on Section 8 possession grounds under the new regime
- Guidance on rent increase procedures under the new statutory process
- Compliance advice for HMOs and student lettings under Ground 4A
The deadline is approaching. If you have multiple properties and have not yet reviewed your obligations under the Renters’ Rights Act 2025, now is the time to act.
Call us on 0800 0284 396 to arrange a consultation.
—
Sarah Taylor is a Property Litigation Solicitor at Davis Blank Furniss, specialising in property disputes, including adverse possession claims, and land registration matters.
