Landlord To-Do List: April to July 2026

The three months from April to July 2026 are the most deadline-heavy period in the history of English private renting. This guide is a single, printable checklist covering everything you need to do, and by when.

By 30 April 2026, final preparation

1. Review every current tenancy. List all your properties, tenancy types (fixed-term AST, statutory periodic, contractual periodic), and tenancy start dates. You need this information for the transition.
2. Check all pre-commencement Section 21 notices. If you served a Section 21 before 1 May, decide now whether to file court proceedings. You have until 31 July 2026, but court processing takes 8-12 weeks, file sooner rather than later.
3. Order your new templates. From tomorrow, you will need a Periodic Assured Tenancy Agreement, the new Section 8 Notice Pack (Form 3A), and the Section 13 Rent Increase Pack (Form 4A).
4. Brief your letting agent. Confirm they are ready for 1 May, new templates, new processes, new notices.
5. Prepare tenant notification letters. Draft a letter to each tenant explaining the auto-conversion. Our Transition Pack (£39) has the letter ready.

By 1 May 2026, commencement day

1. Stop serving Section 21 notices. From today, serving a Section 21 is void and attracts a penalty of up to £7,000.
2. All ASTs convert automatically. No action needed, the conversion is by operation of law. But you should send the tenant notification letter this week.
3. New tenancies must be periodic Assured Tenancies. Do not sign any new AST from today.
4. Section 8 notices must use Form 3A. The old Form 3 is revoked.
5. Rent increases must use Form 4A. The old Section 13 form is revoked.
6. Pet requests are now a legal right. Remove blanket 'no pets' clauses.
7. Awaab's Law applies to you. Set up a hazard-report process with 14-day response capability.

By 31 May 2026, Information Sheet deadline

1. Serve the prescribed Information Sheet on every tenant. This is a government-prescribed document that summarises the tenant's rights under the new regime.
2. Retain proof of service. Email with read receipt, signed-for post, or tenant acknowledgement signature.
3. Log the date of service for each tenancy. You may need to prove service later, keep a simple spreadsheet or use our proof-of-service log.
4. Order the Information Sheet Pack if you haven't already, our Information Sheet Pack (£14.99) includes the prescribed sheet, a cover letter, and a proof-of-service log.

By 31 July 2026, Section 21 court deadline

1. File court proceedings (Form N5) for any valid pre-commencement Section 21 notice. This is the hard deadline under Schedule 6 of the RRA 2025.
2. Pay the £391 court fee. File online via Possession Claims Online (PCOL) or by post to the relevant County Court.
3. If you have decided not to proceed, accept that the Section 21 notice is dead. Your future route to possession is Section 8 only.
4. See our full guide: Section 21 Court Deadline: What Landlords Must Do Before 31 July 2026.

Ongoing from 1 May 2026

• Rent increases: one per 12-month window, Section 13 Form 4A only, two months' notice, market rent.
• Pet requests: respond in writing within 42 days. Refusal on reasonable grounds only. Pet insurance can be required.
• Hazard reports: acknowledge and investigate within 14 days (Awaab's Law). Emergency hazards within 24 hours.
• No bidding wars: advertise the rent you will accept. No invitations to offer above the advertised price.
• No discrimination: no 'No DSS', no blanket refusal of families with children. Assess each application on its merits.
• Prepare for the Private Landlord Database (late 2026), compile property details and compliance records now.

Document checklist with LetSafe product links