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Renters’ Rights Act 2025 – What’s Changing in agentOS?

Please note: The changes described in this article reflect our current development plans. Some details may change as we get closer to the release date and as the government publishes final guidance and official forms. We’ll keep this article updated as things are confirmed.

 

UPDATE 17/04/2026

More information regarding the Renters' Rights Act Information Sheet in agentOS has been released.  Click here 

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The Renters’ Rights Act 2025 comes into force on 1 May 2026 and brings some of the biggest changes to the private rented sector in England in decades. We’ve been working through exactly what this means for agentOS and we want to give you a clear picture of what we’re building — so you know what to expect and can prepare your team.

These changes only affect tenancies under English service types. Welsh, Scottish, and Northern Irish tenancies are unaffected by this legislation.

 

Action Required Now: Set a Country on Your Service Types

Before the changes below go live on 1 May, there’s one thing all clients need to do right now. We’ve already released the ability to set a Country on each of your Service Types in agentOS. This is essential — it’s how the system will know which tenancies are in England and which aren’t, so that the Renters’ Rights Act changes are only applied where they should be. This applies to all clients, not just those with English tenancies. Full step-by-step instructions, including how to clone a service type if you manage properties across more than one country, are available here: Service Types: Set a Country ready for the Renters’ Rights Act.

 

Government Information Sheet – Urgent Deadline: 31 May 2026

The government requires all letting agents to send an official Information Sheet to every tenant on an active English tenancy by 31 May 2026. Failure to do so can result in a civil penalty of up to £7,000.

We’re building a bulk send tool to make this straightforward. You’ll be able to:

  • Send the Information Sheet by email or post to all your active English tenants in one action
  • Have agentOS automatically log a note on each tenancy and tenant record, recording the date and method of delivery
  • Run a compliance report to see which tenants haven’t yet received it, filterable by branch
  • Optionally have the Information Sheet auto-attached whenever you create a new tenancy agreement

The official government PDF will also be available as a ready-to-use document in your agentOS account — you won’t need to find and upload it yourself.

We’re prioritising this feature first, ahead of the other changes below, so you can start sending these out as soon as possible.

 

The End of Fixed-Term Tenancies

From 1 May 2026, fixed-term tenancies are abolished in England. All tenancies will automatically become Assured Periodic Tenancies — rolling month-to-month with no fixed end date.

Here’s what we’re changing in agentOS to reflect this:

  • All existing English tenancies currently showing as “Fixed Term” will be relabelled as “Assured Periodic Tenancy”
  • The Fixed Date field will be hidden on all new English tenancies — it won’t be possible to create a fixed-term tenancy
  • Tenancy renewal and extension options will be removed from English tenancies, as they’re no longer legally valid
  • The system will stop any automated actions that previously triggered when a fixed term came to an end

 

Rent Schedule Changes

The Act restricts rent payment periods to a maximum of one calendar month for new tenancies from 1 May 2026. Quarterly, six-monthly, and yearly rent schedules are no longer permitted.

For new tenancies, those payment schedule options will simply be removed from the system.

For existing tenancies that are currently set to quarterly, six-monthly, or yearly, we’ll run an automatic conversion to monthly using the formula set out in the legislation. Each affected tenancy will have a note added to its record showing the new monthly rent amount and explaining the conversion — so you’ll have a clear audit trail.

 

Section 21 Notices — No Longer Available

Section 21 “no-fault” evictions are abolished from 1 May 2026. From that date, it will not be possible to issue a new Section 21 notice on any English tenancy in agentOS.

Any Section 21 notices already issued before 1 May will remain visible on the tenancy record for reference, but no new ones can be created.

 

Section 8 — New Possession Process

From 1 May 2026, Section 8 becomes the only route for landlords to seek possession in England. We’re building a proper Section 8 workflow into agentOS, which will include:

  • A new “Section 8” tenancy end type, with a dropdown listing all the legal grounds a landlord can rely on (agents will be able to select multiple grounds on a single notice)
  • Automatic calculation of the required notice period based on the grounds selected
  • Generation of the official Form 3 (Notice of Seeking Possession) document
  • A read-only “Section 8 notice date” field on the tenancy record, so the date can’t be manually adjusted

 

Rent Increases — Section 13 Only

From 1 May 2026, the only legal way to increase rent on an English tenancy is through the Section 13 process — two months’ notice, no more than once per year. Any contractual rent review clauses in existing tenancy agreements will no longer be enforceable.

We’re building a Section 13 rent increase workflow into agentOS. Agents will enter the proposed new rent, the system will generate the required statutory notice (Form 4A), calculate the notice period, and schedule the rent change to apply automatically. If an agent tries to issue a second rent increase within 12 months, the system will flag a warning — though it won’t hard-block, as there can be legitimate reasons to proceed.

A “last Section 13 date” field will be added to tenancy records and will be visible in tenancy reports.

 

Rental Bidding Ban

The Act prohibits landlords and agents from accepting offers above the advertised asking rent. To support this:

  • When an offer is submitted on an English tenancy, the system will automatically check it doesn’t exceed the asking rent — and block it if it does
  • Every time the asking rent is changed on an English tenancy, agentOS will automatically log a note showing the new amount, who changed it, and when

 

What Happens Next?

Our team is working to have all of these changes in place before 1 May 2026. We’ll be releasing updates as they’re ready and will communicate with you ahead of any changes that affect your day-to-day workflows.

We’ll be updating this article as things develop — including as the government publishes final forms and guidance — so it’s worth checking back regularly. As we get closer to the launch date, we’ll also be publishing further articles covering specific areas in more detail, such as step-by-step guides for the new workflows.

If you have any questions in the meantime, please reach out to our support team.

This article reflects agentOS development plans as of March 2026. Plans are subject to change. For legal advice on the Renters’ Rights Act, please consult a qualified solicitor or your industry body.