Propertymark has urged letting agents to ensure they are fully prepared for the first phase of the Renters’ Rights Act, which comes into force on 1 May 2026.

With less than two weeks to go, the industry body emphasised that the legislation will fundamentally reshape how agents operate in the private rented sector.

End of Section 21 and shift to periodic tenancies

Propertymark highlighted the abolition of Section 21 ‘no-fault’ evictions as one of the most significant changes.

Agents will be required to use revised Section 8 grounds for possession, with clear justification needed in every case.

At the same time, all tenancies will move to a rolling periodic system, removing fixed-term agreements. Propertymark said this will require agents to adapt processes around tenancy renewals, notice periods and landlord advice.

Greater reliance on statutory grounds

Under the new framework, agents must apply specific legal grounds for possession, including rent arrears, a landlord’s intention to sell, or moving back into a property.

Propertymark said ensuring accurate application and supporting evidence will be critical to avoid delays or legal challenges.

Changes to rent setting and letting practices

The guidance also points to new restrictions on rent increases, which will be limited to once per year, alongside a ban on rental bidding.

Agents are being advised to review pricing strategies and marketing practices to remain compliant, while also taking into account strengthened anti-discrimination rules when selecting tenants.

Key implementation deadlines

Propertymark highlighted several key dates for agents:

• Section 21 notices issued before 1 May 2026 remain valid only if legal proceedings begin before 31 July 2026.
• By 31 May 2026, all tenants must be issued with the government’s Renters’ Rights information sheet, either in full digitally or in print.

A second phase of the reforms is expected later in 2026, including the introduction of a landlord database and a private rented sector ombudsman.

Operational impact for agents

According to Propertymark, the reforms will require agents to review tenancy agreements, update documentation and ensure staff are trained on the new legal framework.

There will also be increased focus on compliance, record-keeping and communication with landlords and tenants.

Sector support and guidance

Propertymark said it will continue to work closely with the UK government to support agents through the transition, providing guidance, training and resources to help the sector prepare and remain compliant.