As you can imagine here at DASH Services HQ we are receiving a lot of queries from Landlords & Providers as we near the implementation of the key aspects of the Renters’ Rights Act on 1^st May 2026

If you haven’t had time to keep up with the changes so far, now is the moment to catch up.

For most tenancies that started before 1st May 2026 

You won’t need to change or re-issue any existing written tenancy agreements.

Instead, you’ll need to send your tenants a copy of the government produced Information Sheet, either digitally or on paper.  

You only have until 31st May 2026 to send this to all your tenants.

In addition, if you do NOT already have a have a written tenancy agreement (i.e. you only have a verbal agreement) you’ll also need to provide existing tenants with a written record of specific terms of the agreement. Gov. have published details of what must be included 

For new tenancies that start on or after 1st May 2026 

These new tenancies will be periodic as fixed term AST will no longer exist.

You will need to find a suitable template to use.

You’ll now also need to ensure you provide your tenants with certain information about the tenancy in writing.

You could do this in a tenancy agreement or as two documents. 

The Gov. have published details of what must be included for new tenancies.

Does the Renters’ Right Act (RRA) affect my organisation?

Yes it affects most landlords who rented out properties to tenants on the old style AST agreement but if you are unsure please do check - do not just assume.

Social Housing is also a complex arena and Providers have different approaches depending on a number of factors i.e. funding streams, locations etc… so it may mean that certain properties you own or manage / work with fall under RRA rules NOW, some at a later date and some not at all. 

To find out more DASH is hosting a special online course for Providers to learn more DASH Services - Preparing Registered Providers for the Renters’ Rights Act: What Social Landlords Need to Know Before Implementation

The government have also provided a checklist to help landlords navigate these changes: Checklist

In addition we have placed all the Renters' Right Act new information into a FREE e-learning course which can be accessed here: DASH E-learning Portal

Summary of Key Changes:

The End of No-Reason Evictions (Section 21)

From 1 May 2026, landlords will no longer be able to use Section 21 notices to end a tenancy.

This long‑standing “no‑reason” route will stop under the Renters’ Rights Act 2025, meaning the last day to serve a valid Section 21 is 30th April 2026.

After that date, all existing assured shorthold tenancies will automatically convert into assured periodic tenancies, and landlords who need to regain possession will have to use the Section 8 process, which requires a recognised legal ground and supporting evidence.

What if I served a Section 21 before or on 30th April 2026?

You may go ahead and issue possession proceedings, but you must do so within 6 months of serving the notice or by no later than 31 July 2026 (whichever is sooner).

After that date, the notice expires and can’t be used. Existing court cases based on Section 21 will continue under the current rules, and those tenancies will remain treated as assured shorthold tenancies for the purpose of those proceedings.

You can find all the details to ensure you apply within the timescales here Renting out your property: guidance for landlords and letting agents - Giving notice of possession to tenants before 1 May 2026 - Guidance

If you are planning to serve a Section 21 on or before 30 April, make sure it is valid by using the Government guidance; Evicting tenants in England: Section 21 and Section 8 notices (before 1 May 2026). If the notice is not valid, you will not be given possession when you apply to court.

How do I Evict a Tenant from 1st May 2026?

For many landlords ending a tenancy is a last resort and often services like DASH's Call Before You Serve program can help put the tenancy back on a even footing.  This is a free service for landlords in certain areas: DASH Services - Call B4 You Serve  

As a reminder Landlords can no longer use Section 21, so any possession claim must go through the new Section 8, which requires a specific legal ground such as; your tenant has not paid or owes you rent (rent arrears)   

DASH Services will be providing regular updates so keep in touch with the team.

EMPO, The NRLA , The Independent Landlord Hub , Landlord Law & Propertymark are all offering key information.