Renters' Rights Act: a guide for Sutton Coldfield landlords

This guide is a landlord’s summary of the government’s Renters’ Rights Act Information Sheet 2026. The new rules apply to assured and assured shorthold tenancies in the private rented sector, and they apply automatically: you can’t change or disapply them in a tenancy agreement.

The Information Sheet for your tenants

Most landlords and letting agents had to give their tenants the Information Sheet by 31 May 2026, or could be fined up to £7,000. It’s only valid when downloaded from GOV.UK. And if a tenancy has no written agreement or written record of its terms, the landlord had to give the tenant certain written information on or before 31 May 2026.

Every tenancy is now a rolling tenancy

From 1 May 2026, assured tenancy agreements can’t have a fixed term or a set end date. Every tenancy became a rolling (periodic) tenancy, usually monthly unless the agreement set a shorter period such as weekly or fortnightly. Assured shorthold tenancies were abolished on the same date: each one automatically became an assured periodic tenancy, without the tenancy ending.

A tenancy now continues until you and the tenant agree to end it, the tenant gives notice, or you end it with a valid legal reason. Tenants give at least 2 months’ notice, in writing.

Section 21 has gone

You can’t give a section 21 notice on or after 1 May 2026. To end a tenancy you need a ground for possession and a section 8 notice, which must say the date you’re asking the tenant to leave by and give the notice each ground requires. The main grounds include:

• rent not paid on time, where the threshold is three months’ arrears
• antisocial behaviour by the tenant, people living with them or visitors, in or near the property
• the property not being cared for properly
• tenancies for certain purposes, such as one connected to employment, or temporary or supported accommodation

You can’t use the grounds for selling the property, or for you or a family member moving in, during the first 12 months of a tenancy, and selling needs 4 months’ notice. If the tenant hasn’t left by the end of the notice, you apply to court for a possession order and must show evidence of a valid reason.

Increasing the rent

Rent review clauses can’t be used for new rent increases after 1 May 2026. Instead, use the section 13 process: you can increase the rent once a year, giving written notice on Form 4A at least 2 months before the increase takes effect. The new rent can’t be higher than the open market rent, and the tenant can challenge it at the First-tier Tribunal.

Pets

Tenants have the right to ask to keep a pet, and you can’t unreasonably refuse. Consider each request on its own merits; if you say no, you must tell the tenant in writing, and should give the reason.

Advertising and the landlord database

Rental bidding is banned: you can’t accept offers above the rent you advertise. A landlord database comes into effect in December 2026, with the requirement to register from March 2027.

How we can help

Our Fully Managed service includes Section 13 notices to increase the rent and notices of possession under Section 8. If you manage your own tenancy and aren’t sure where you stand, call us on 0121 355 0880.