Overview: Four Critical Phases
The Renters' Rights Act 2025 introduces major changes to landlord obligations, effective from 1 May 2026. This checklist is organised into four key phases:
- Before 1 May 2026: Transition actions for existing tenancies and pending evictions
- By 31 May 2026: Mandatory Information Sheet service deadline
- From 1 May 2026: Setup for new tenancies
- Ongoing: Operational procedures for rent increases, possession, pet requests, and record-keeping
Phase 1: Now in effect
Complete these actions immediately if you haven't already.
The SunClause Compliance Toolkit includes a complete Phase 1 action checklist with detailed steps for all these critical pre-May actions. The toolkit covers: auditing existing Section 21 notices, assessing Section 8 ground options for each property, preparing Form 4A and Form 3A templates, updating void clauses, and setting up evidence-logging systems.
Phase 2: By 31 May 2026
All existing tenants must receive the prescribed Government Information Sheet by this date. Failure to serve it may prevent you from serving valid Section 8 notices. The toolkit includes service templates and a checklist to ensure compliance with all Phase 2 requirements.
Phase 3: From 1 May 2026 — New Tenancies
All new tenancies must comply with Phase 1 rules. Here is how to set up compliant new tenancies.
New tenancies must comply with Phase 1 rules from day one. The SunClause toolkit provides a compliance checklist for new tenancy setup, including template tenancy agreements with all void clauses removed, and guidance on initial tenant information requirements.
Phase 4: Ongoing Operational Procedures
From 1 May 2026, landlords must manage: rent increases using Form 4A (once per 12 months), Section 8 possession claims using Form 3A with the correct ground and notice period, tenant pet requests (respond within 28 days), and comprehensive record-keeping for all tenancy matters including incidents, payments, and communications.
The SunClause toolkit provides complete workflows for each of these ongoing processes, including Form 4A and Form 3A templates, evidence checklists, protected period decision flowchart, and incident logging templates. For the step-by-step procedures and detailed operational guidance, get the toolkit.
Are You Compliant? Check Now
Phase 1 is in force. One mistake with forms or notice periods could cost you months. The SunClause PDF Toolkit includes:
- Downloadable compliance checklists you can print and tick off
- Template tenancy agreement clauses (compliant with Phase 1 rules)
- Template Form 4A and Form 3A notices with worked examples
- Section 8 grounds decision flowchart
- Incident logging templates
- Record-keeping checklist for evidence
- Timeline chart showing all key deadlines
Summary: Key Compliance Deadlines
| Deadline | Action |
|---|---|
| 30 April 2026 | Last day to serve Section 21 notice |
| 1 May 2026 | Renters' Rights Act Phase 1 took effect; all ASTs convert to periodic; no more Section 21 |
| 31 May 2026 | Deadline to serve Government Information Sheet to all existing tenants |
| 31 July 2026 | Last day to start court proceedings on pre-1 May Section 21 notices |
| Ongoing from 1 May | Use Form 4A for rent increases (once per 12 months), Form 3A for Section 8 possession, respond to pet requests within 28 days, maintain incident records |
Not Legal Advice
This checklist is for information and guidance only and is not legal advice. Landlord obligations vary by individual circumstance. Consult a solicitor or letting agent for advice specific to your situation, especially before serving formal notices or commencing court proceedings.
Last reviewed: 6 April 2026
Sources: GOV.UK, Renters' Rights Act 2025 (c. 26), MHCLG implementation roadmap