Landlord Paperwork Under the Renters' Rights Act

The Renters’ Rights Act changed how landlords structure tenancy paperwork from 1 May 2026. Assured shorthold tenancies are now assured periodic tenancies with no end dates. You keep your current written agreements on file, but you update your records by serving the official Information Sheet to your tenants. Your files must also now reflect new rules for advertising asking prices, processing pet requests, and issuing Form 4A for annual rent increases.

How do I handle existing and new tenancy agreements?

All existing assured shorthold tenancies converted to assured periodic tenancies on 1 May 2026. New tenancies are automatically assured periodic tenancies from the start. These agreements run on a rolling basis, typically monthly, depending on how the rent is paid. You cannot put an end date on the tenancy agreement. This fundamentally changes how you structure your lease files, as you no longer track renewal dates or fixed-term expirations. You manage the agreement as an ongoing arrangement that only ends when the tenant gives notice or a court grants possession.

If you already hold a written record of the agreement between you and your tenant, you do not rewrite the tenancy agreement. You keep the existing document in your records. Read What to Keep in a Tenancy Agreement Folder So Versions Do Not Get Lost to see how to file the initial lease alongside new statutory documents. When a tenancy relies entirely on a verbal agreement, the rules require you to provide your tenant with written information about the key terms. You keep a copy of this written summary on your property file. Check the current rule on the official site in the Renters' Rights Act: an overview for landlords. Your file should also include continuous compliance records, such as ongoing gas safety checks and electrical reports, which continue on their own cycles regardless of the tenancy's rolling nature.

If you rent to full-time students on a joint contract in a house in multiple occupation (HMO), you manage the tenancy differently. You may be able to evict them using a specific possession ground to relet the property for the new academic year. You must give notice of this ground at the start of the tenancy. You keep a copy of this prior notice in the student's file. The ground does not apply to purpose built student accommodation.

What is the Renters' Rights Act Information Sheet and how do I serve it?

The Information Sheet is a statutory document that updates the tenant on their rights and responsibilities under the new rules. Most landlords were required to give this document to their tenants by 31 May 2026. Failure to provide it carries a strict fine of up to £7,000. You keep a robust record of how and when you delivered this document, as local councils use this evidence to enforce compliance. If a valid Section 8 or Section 21 notice was served before 1 May 2026, different timelines apply for providing the sheet once the notice expires or the court proceedings finish.

You must supply the exact PDF document downloaded from the government website. You locate the current version on The Renters’ Rights Act Information Sheet 2026 page. You deliver it to your tenant by either handing over a printed hard copy or sending the PDF electronically as an email or text attachment. You must not send a web link to the PDF, as the law considers this invalid delivery. You keep a copy of the sent email or the signed delivery receipt in your tenancy file. If you use a letting agent, they must provide the sheet, but you retain the ultimate responsibility for ensuring the document sits in the tenant's hands.

How must I advertise the rent and document the tenant's application?

The legislation introduces strict rules on how you market your property and select tenants. When you advertise a property, you must publish a clear asking price. This rule applies to all online listings and printed adverts, though it excludes physical ‘to let’ signs placed outside the property. You document the published asking price in your pre-tenancy file by saving screenshots of the advert. It is illegal for you to encourage people to bid against each other. You also cannot accept rental offers above your advertised rent.

You maintain records of your tenant selection process to show compliance with new anti-discrimination rules. You cannot discriminate against potential tenants who claim benefits or those who have children. Your vetting paperwork must reflect objective criteria, such as standard affordability checks, referencing results, and previous landlord recommendations. Clear notes help you demonstrate fair treatment if a rejected applicant questions your decision. Review Fees you can charge as part of a tenancy to ensure your application process only requests permitted payments. You also check your referencing notes to confirm you followed a consistent process for every applicant.

What is the process for keeping a record of pet requests?

Tenants now hold the right to ask to keep a pet in the property. You evaluate each request individually and you can only refuse if you have a valid reason. You keep a written log of all pet requests submitted by the tenant. You document the date of the request, the type of pet, and your formal response. If you refuse the request, you write down the specific reasons and store this explanation in your communications file. This creates an audit trail if the tenant challenges your decision.

A valid reason for refusal usually relates to the property's suitability, building lease restrictions, or safety concerns. You check your responsibilities under How to rent a safe home when assessing if a particular animal poses a risk to the property condition or other residents. If you approve the pet, you record any agreed conditions in writing. You file this approval alongside the main tenancy agreement as a formal variation of the terms. You also update your property inventory to reflect the property's condition before the pet arrives.

How do I manage rent increases and eviction paperwork?

You manage rent increases through the statutory Section 13 process. You fill out Form 4A and give it to your tenant with at least two months' notice. You cannot increase the rent more than once a year. Tenants hold the right to challenge a proposed rent increase if they believe it sits above the open market rent. You keep a copy of the completed Form 4A, proof of delivery, and any subsequent tribunal correspondence in your financial file. Tracking these dates prevents you from issuing a second notice within the same twelve-month period.

Eviction procedures now rely entirely on grounds for possession. You cannot evict tenants without a reason, as the Section 21 ‘no fault’ process is abolished. You issue a Section 8 notice specifying the exact grounds, such as rent arrears, antisocial behaviour, or needing to sell the home. You provide the correct notice period, which is typically four months but shorter for serious breaches. If you need to evict tenants because of antisocial behaviour, you can apply to court to start the eviction process immediately. You maintain a rigorous log of incident dates, police reports, and neighbour complaints to support this immediate action. You read Repossessing your privately rented property after 1 May 2026 for the exact timelines.

A court only gives a possession order if you previously protected the deposit correctly, complied with the scheme's requirements, and gave the tenant the correct information. If you fail to protect the deposit, the court will refuse the possession order until you return the deposit to the tenant in full, or with agreed deductions. The court also proceeds if the tenant challenged the deposit protection and the case concluded. You document every deposit action, from the initial protection certificate to the prescribed information signed by the tenant. Keep your deposit certificates safe, and refer to the Tenancy deposit protection rules to verify your initial paperwork. These records form the foundation of any future Section 8 application.

What do I do next?

You audit your current tenancy files to confirm you hold the required documents under the new Act. You verify that your tenants received the exact PDF Information Sheet and that you logged the delivery method. You check your standard templates to ensure new agreements contain no end dates and state the correct rolling terms. You also prepare a blank Form 4A to keep on hand for future rent reviews. Organising these files early prevents delays when you need to act on a tenancy issue.

You maintain these records digitally so you can access them from anywhere. IziRento helps you store leases, statutory forms, and communication logs in one structured workspace. When a tenant gives notice, you log the dates clearly alongside their initial agreement. Read How to Log a Tenant’s Notice to End a Periodic Tenancy for the next steps in that process. You explore the interactive tool placed under the text of this article to see a filled-in example of a rent increase record. You start your file update today by downloading the latest government Information Sheet and adding it to your tenant's folder.

Questions about managing your tenancy files under the new Act? Write to us via the contact page.