On 1 May 2026, the operational rulebook changed for landlords in England.
That date has now passed. This guide pulls the day-one changes together in one place, so you can check your own practice against them and fix anything you missed.
Day-One Summary
- Section 21 is abolished.
- New and existing tenancies move into the periodic assured model.
- Section 13 (Form 4A) becomes the only lawful rent increase route.
- Rental bidding is banned.
- New limits apply to rent in advance.
- New anti-discrimination rules apply to children and benefit claimants.
- Written tenancy terms statements are mandatory for new tenancies.
- EPCs are not automatically re-triggered by tenancy conversion.
- The Information Sheet deadline was 31 May 2026, which has now passed.
- Ground 1A (selling) becomes the core possession route where relevant.
1) Section 21 Is Abolished on 1 May 2026
No new Section 21 notices can be served from 1 May.
If you already served one before 1 May, the transitional rules still matter, including the court-filing deadline window.
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2) Tenancy Model Shift: Periodic Assured Framework
From 1 May, the system moves away from the old fixed-term AST structure in practice under the new regime. Landlords should treat this as a process and documentation reset moment.
Immediate action:
- Audit current tenancy templates.
- Confirm your letting agent has updated onboarding and renewal workflows.
- Align notice, rent review, and communication templates with the new framework.
Read next:
3) Rent Increases: Section 13 (Form 4A) Is the Only Legal Route
If you used contractual rent review clauses before, this is a critical change. The compliant path is now Section 13 using Form 4A with correct notice rules.
Immediate action:
- Stop using old rent review wording.
- Replace your internal process with a Section 13 workflow.
- Keep evidence of local market rent in case of challenge.
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4) Rental Bidding Ban Starts
You must advertise a proposed rent and cannot invite or accept above-asking bidding behaviour in ways prohibited by the new rules.
Immediate action:
- Remove “offers over” style language from listings.
- Brief agents and staff on compliant scripts.
- Keep listing screenshots and records as evidence of compliant practice.
5) Rent in Advance Rule Tightening
For new tenancies, upfront rent handling changes materially under the 1 May framework. Landlords who relied on multi-month upfront rent to manage risk need a replacement risk strategy.
Immediate action:
- Update referencing thresholds and guarantor workflows.
- Revisit rent-guarantee insurance options.
- Train staff not to request non-compliant upfront payment structures.
6) Anti-Discrimination Enforcement Tightens
You should not refuse applicants on banned grounds such as children or benefits status where the new rules prohibit this.
Immediate action:
- Remove discriminatory filtering language from adverts.
- Retrain anyone handling first-contact applicant screening.
- Keep objective affordability criteria documented.
7) Written Terms Requirement for New Tenancies
Written tenancy terms statements become a practical compliance item from day one.
Immediate action:
- Ensure each new tenancy has complete written terms before signing.
- Keep issue records and signed acknowledgements.
8) EPC Position on 1 May: Important but Misunderstood
For EPC compliance, one of the most common misconceptions is that tenancy conversion on 1 May forces automatic EPC re-service.
It does not.
That said, your strategic position does change:
- You have less flexibility to rely on possession tactics for upgrade access.
- Tenant cooperation and project planning become more important.
- The proposed band C standard for 2030 remains the core medium-term planning pressure. It is not law yet: the minimum you must let at today is band E.
Read next:
9) Information Sheet Deadline: 31 May 2026 (Passed)
This was never a 1 May obligation, but the deadline has now gone. If you have tenants who were never served, serve them and record it: late service is better than none.
Action:
- Build a full tenant list with service status tracking.
- Serve the official Information Sheet in a traceable way.
- Keep auditable records by property and tenancy.
Read next:
10) Ground 1A Selling Route Becomes Operationally Critical
If you are considering disposal of a property, Ground 1A timelines matter now. This can materially affect exit timing and cashflow planning.
Immediate action:
- Model timelines using realistic notice and court assumptions.
- If sale is your likely path, plan now rather than waiting for pressure points.
Read next:
Your Practical 72-Hour Action Plan
Today
- Freeze legacy templates (S21/rent review/bidding language).
- Confirm legal template pack version with your agent or adviser.
- Set owner accountability for compliance rollout.
Next 24 Hours
- Update listing, onboarding, and tenancy admin SOPs.
- Push script updates to all front-line staff.
- Build a tenant communication tracker for the Information Sheet.
Next 72 Hours
- Audit each property for EPC risk level and access risk.
- Prioritise high-risk units for upgrade planning.
- Create a May-July legal and compliance calendar.
EPC-Specific Bottom Line
1 May did not create a new EPC trigger by itself, but it changed the operating context around access, possession strategy, and rent-risk management. If you hold band F or G properties you are already in breach without a registered exemption. If you hold band D or E properties you are compliant today, and the work to plan for is the proposed band C standard.
If you need the full regulatory timeline beyond day one, read:
And if you need the broader month-level action list: