The Renters’ Rights Act 2025 (RRA) takes effect from 1 May 2026, and introduces wide‑ranging reforms that will reshape how rural estates, farmers and landowners manage their residential property portfolios.
Although these changes apply across the entire private rented sector, in our view their implications are more complex for estates and rural landowners. Managing a residential portfolio sits alongside agricultural operations, staff accommodation, heritage buildings and long‑term strategic planning for estates and farm businesses.
For that reason, the removal of no‑fault possession routes and requirements for new documentation needs immediate consideration by landlords.
Key reforms and why they matter for estates and rural landowners
Abolition of fixed terms and ASTs
From 1 May 2026, all assured and assured shorthold tenancies will continue as assured periodic tenancies, removing fixed end dates entirely.
End of Section 21 (no‑fault eviction)
Section 21 will be abolished on 1 May 2026. Landlords must instead rely on evidence‑based Section 8 grounds to recover possession.
Rent increases limited to the statutory Section 13 process
From 1 May 2026 rent review clauses in tenancy agreements cannot be used for new rent increases.
Rent can only be increased by the landlord following the process set out in section 13 of the Housing Act 1988. What that means is, rent can only be increased once per year, written notice of the proposed rent increase will need to be given at least two months before an increase would take effect and any rent increase may not be higher than the open market rent.
Any rent increases proposed that are higher than open market rent are open to challenges via the First Tier Tribunal.
Documentation duties
Requirements for existing tenancies
The information that needs to be provided will depend on whether an existing tenant has a written tenancy or an oral tenancy agreement.
Written tenancy agreement predating 1 May 2026
- Mandatory Information Sheet 2026
Landlords must provide the Government’s Renters’ Rights Act Information Sheet 2026 to all eligible tenants by 31 May 2026 using the exact Government PDF. If a landlord fails to do so, they can face a penalty of up to £7,000 for a single breach. This duty applies to all assured and assured shorthold tenancies created before 1 May 2026.
- Unwritten tenancy agreement predating 1 May 2026
Where a tenant has no written tenancy agreement, landlords must issue a tenant with a written statement of terms under section 16D of the Housing Act 1988 (as amended by section 12 of the Renters’ Rights Act 2025).
Section 16D written statement requirement
Along with the requirement on landlords to serve a written statement on unwritten tenancies created pre-1 May 2026, going forward, landlords must provide a written statement of terms to new assured tenants from 1 May 2026, (as well as existing tenants whose tenancy agreements have become assured periodic tenancies on 1 May 2026 and who do not have a written tenancy agreement as mentioned above).
This is not in a prescribed form but must include various details. For new tenancies this written statement must be provided before the tenancy agreement is signed or the tenancy terms are agreed. Meaning it will become part of a landlord’s pre-sign-up obligations.
Implications for estates with mixed residential and agricultural use
For rural estates, the interaction between residential occupation and rural land creates pressures that do not exist in typical private rented portfolios. Estate cottages, converted farm buildings and dwellings historically linked to agricultural or estate employment often sit within the operational heart of a farm or estate. The loss of fixed terms and the flexibility previously offered by Section 21 make it harder to deal with staffing changes or estate restructuring. This means estates and farm businesses must plan further ahead, ensuring that future housing needs for key workers are anticipated and that possession strategies are built around statutory grounds rather than relying on the goodwill of a tenant to vacate when needed.
As many rural lets have evolved over time, often under informal arrangements or long‑standing occupancies, the RRA forces a level of documentation and standardisation that some landlords may not have previously required. This includes clearer internal policies on property use, pet requests and safety compliance. Landlords will now need consistency across all their properties to reduce risk and ensure regulatory compliance.
Action plan for estates and rural landowners with residential property
Rural estates typically have diverse residential assets, and the new legal framework means that systems, documentation and decision‑making processes must now be formalised.
Auditing current tenancies is the essential first step, providing clarity on which properties need the Information Sheet, which require a Section 16D written statement, and where potential possession issues could arise in the coming years.
Formalising documentation and evidencing service of statutory materials is crucial because the penalties for errors are significant, and large estates often rely on multiple agents or estate staff to manage properties. For larger estates and property portfolios, training estate managers, agents and administrative teams will be critical: the new rules represent a cultural shift in estate residential management, and consistent understanding across the team will reduce both compliance risks and operational disruption.
Key dates for rural estates
20 March 2026 – The Government published the Renters’ Rights Act Information Sheet 2026.
1 May 2026 – Phase 1 of the Act comes into force; Section 16D written statement duty begins. No new section 21 notices can be served.
31 May 2026 – Deadline to serve the Information Sheet.
31 July 2026 – A landlord can no longer issue court proceedings following a section 21 notice.
Late 2026 – PRS Database and Ombudsman introduced.
2027 – Court and possession reforms.
2030 – Minimum EPC C target.
If you would like to discuss the contents of this article with the team, please contact Edward Venmore, Danielle Spalding, Kate Lucas or Naomi Newell.
Key Contacts
The content of this article is for general information only. It is not, and should not be taken as, legal advice. If you require any further information in relation to this article please contact the author in the first instance. Law covered as at April 2026.