Landlords: The 31 May Information Sheet Deadline You Cannot Ignore

If you rent out a property in England and you have not yet given your tenants the official Renters’ Rights Act Information Sheet 2026, you are running out of time. For existing assured or assured shorthold tenancies created before 1 May 2026 with a wholly or partly written record of terms, the deadline is 31 May 2026. A copy must be given to every tenant named on the tenancy agreement.

This is not a document you can rewrite in your own words or replace with a link. GOV.UK guidance says the Information Sheet is only valid when downloaded from the official page, and you must give tenants the exact PDF. It can be posted, hand delivered, or sent electronically as an attachment, but simply emailing or texting a link to the PDF is not valid.

This article explains what the information sheet is, who needs to receive it, what happens if you miss the deadline, and what else landlords should be checking now that the first phase of the Renters’ Rights Act 2025 is in force.

What Is the Renters’ Rights Act Information Sheet?

The Renters’ Rights Act Information Sheet 2026 is the government-produced document that explains how the Renters’ Rights Act 2025 affects existing private rented sector tenancies in England. It is aimed at tenants and explains the main changes that came into force from 1 May 2026.

The requirement applies where the tenancy:

• Is an assured or assured shorthold tenancy

• Was created before 1 May 2026

• Has a wholly or partly written record of terms, including a written tenancy agreement

You do not need to give the Information Sheet to lodgers. The official guidance also makes clear that the legislation does not require landlords to change or reissue existing written tenancy agreements.

If the tenancy was created after 1 May 2026, the position is different. For new tenancies, landlords must provide written information about the key terms of the tenancy before signing a tenancy agreement or before agreeing the tenancy, including oral agreements.

If the tenancy started before 1 May 2026 and is based entirely on a verbal agreement, you cannot use the Information Sheet route. You must instead provide the required written information about the key terms of the tenancy by 31 May 2026.

What Does the Information Sheet Cover?

The Information Sheet explains the main changes introduced by the Renters’ Rights Act 2025. In practical terms, it helps tenants understand:

• How assured and assured shorthold tenancies became rolling assured periodic tenancies from 1 May 2026

• Why section 21 notices can no longer be used after 1 May 2026

• How landlords must use section 8 grounds if they need to seek possession

• How rent increases work under the section 13 process

• What the rules say about rent in advance and deposits

• How tenants can request permission to keep a pet

• How tenants can leave by giving notice

• Where tenants can go for advice or to raise concerns

You should not attach an old template, an edited version, or your own summary. Use the official PDF and keep clear evidence of when and how it was served.

What Happens If You Miss the 31 May Deadline?

Missing the deadline does not automatically end the tenancy, but it can create a serious compliance problem. Failure to give existing tenants the Information Sheet is listed as a breach under the Renters’ Rights Act 2025 enforcement measures, and landlords can face a financial penalty of up to £7,000.

The enforcement rules also allow stronger action in more serious cases. A landlord may face a financial penalty of up to £40,000 as an alternative to prosecution where an offence is committed, including certain repeat or continuing breaches.

The table below gives a quick summary of the key risks:

Failure	Possible Consequence
Not giving the official Information Sheet to existing written-tenancy tenants by 31 May 2026	Civil penalty of up to £7,000
Giving only a link instead of the exact PDF	Service may not be valid
Not giving required written information for a wholly oral existing tenancy by 31 May 2026	Civil penalty of up to £7,000
Using an invalid section 8 notice or the wrong possession process	Possession claim may be delayed or dismissed
Continuing or repeat breaches	Financial penalty of up to £40,000 as an alternative to prosecution in relevant cases
Trying to use section 21 after 1 May 2026	Section 21 is no longer available for possession after that date

Getting this right is not complicated, but it does require you to act before the deadline. If you are unsure whether you have already complied, or you are not certain your paperwork meets the required standard, speaking to a solicitor now is far better than dealing with enforcement action or a delayed possession claim later.

Other Compliance Requirements Landlords Must Meet in 2026

The information sheet deadline is the most immediate issue, but it sits within a wider set of changes under the Renters’ Rights Act 2025.

Rolling tenancies. From 1 May 2026, existing assured and assured shorthold tenancies became assured periodic tenancies. Landlords can no longer create assured tenancies with fixed end dates, and any attempted end date will not apply.

Possession rules. Since 1 May 2026, landlords must use section 8 of the Housing Act 1988 if they want to end an assured periodic tenancy. A section 8 notice must use Form 3A, or a form substantially to the same effect, give the correct notice period, and explain the ground relied on.

Rent increase rules. You must follow the section 13 process every time you increase rent, even if the increase has already been agreed with the tenant. Landlords must use Form 4A and give at least 2 months’ notice before the proposed increase starts. Tenants can ask the First-tier Tribunal to decide the rent if they believe the increase is above open market rent.

Our post on how changes in property tax laws affect the conveyancing process gives useful background on how the legal landscape around property ownership and costs has been shifting.

Rent in advance and deposits. Landlords and letting agents must not ask for, accept, or encourage rent in advance before the tenancy agreement is signed. During the pre-tenancy period, after the agreement has been signed but before the tenancy starts, landlords can usually ask for no more than 1 month’s rent or 28 days’ rent, depending on how the rent is paid.

Pet requests. If a tenant asks in writing to keep a pet, you must respond in writing within 28 days. You cannot refuse without a fair reason, and any refusal should explain why.

Private Rented Sector Database. The PRS Database has not fully launched yet. The government’s roadmap says rollout will begin from late 2026, with landlord registration becoming mandatory and an annual fee to be confirmed closer to launch.

PRS Landlord Ombudsman. The Ombudsman is also part of a later phase. The government expects mandatory landlord membership in 2028, once the service is ready.

Decent Homes Standard and Awaab’s Law. The extension of the Decent Homes Standard and Awaab’s Law to the private rented sector is planned for a later phase, with implementation dates still subject to consultation.

For landlords managing commercial as well as residential properties, our post on commercial property due diligence and our article on lease negotiations for SMEs cover some of the parallel compliance areas you should be keeping on top of.

How the Information Sheet Connects to Your Possession Rights

The Information Sheet is not the same as a section 8 notice, but the deadline matters because the Renters’ Rights Act has moved landlords into a more evidence-led possession system. Section 21 is no longer available after 1 May 2026, so landlords must now rely on section 8 grounds and follow the correct process.

That means you should check not only that the Information Sheet has been served, but also that your wider tenancy file is in order. A possession claim can be delayed or dismissed if the notice of possession is incomplete or inaccurate.

Before you consider possession proceedings, check that:

• The official Information Sheet has been served on every named tenant where required

• Any wholly oral tenancy has been documented with the required written information

• Your tenancy deposit is protected in an approved scheme and the prescribed information was served within 30 days of receipt

• Your gas safety certificate, energy performance certificate, and electrical safety report are current and have been provided to the tenant where required

• You are using the correct section 8 form and the correct notice period for the ground relied on

• You are preparing for PRS Database registration when the later phase begins

If you are unsure about any of these, our conveyancing Sheffield team can review your compliance position and advise on what needs to be done. Our blog post on understanding the conveyancing process may also help you understand the broader legal framework around property documentation.

What If Your Tenancy Involves More Complex Circumstances?

Some landlords are managing properties in circumstances that add extra legal complexity. Common situations include:

Joint tenancies. Where a property is rented to multiple tenants under a joint tenancy, the Information Sheet must be given to every tenant named on the tenancy agreement. Serving it on just 1 tenant is not sufficient.

Properties in probate or transferred through inheritance. If you have recently become responsible for a rental property because of a death or estate transfer, you should check the tenancy paperwork immediately. Existing assured or assured shorthold tenancies became assured periodic tenancies on 1 May 2026, and the tenant’s rights continue even where ownership or management responsibility changes.

Properties affected by a divorce or separation. If a property is jointly owned with a former partner and you are going through a separation, the ownership and management responsibilities during and after proceedings need careful handling. Our family law solicitors Sheffield team regularly advises clients on how property and landlord obligations intersect with family law proceedings, and our divorce solicitors sheffield uk service can help you understand your position if joint ownership is part of a wider financial settlement.

Our post on the importance of full financial disclosure in divorce proceedings is worth reading if this applies to you, as is our guide on how to divide property and finances in a divorce.

Properties with overseas landlords. If you are based outside the UK and managing a private rented property in England, the Act can still apply to the tenancy. If you or your tenant has an immigration matter connected to the property, our immigration solicitors Sheffield team can advise on any interaction between tenancy obligations and immigration status.

If You Have Commercial Property Interests Too

Many residential landlords also own or manage commercial premises. While the Renters’ Rights Act applies to the residential private rented sector, the compliance habit it demands is a useful reminder to review your commercial property arrangements at the same time.

If you are thinking of expanding into commercial property, need a commercial conveyancer to assist with a purchase or sale, or want to understand your position as a commercial landlord, we can help. Our blog covers topics like buying commercial property in England and Wales, VAT and SDLT on commercial property, financing a commercial purchase, the essential guide to commercial property surveys, and environmental and ESG considerations in commercial deals.

If you are based in the West Midlands and need local advice, our conveyancing solicitors west Bromwich office can assist across both residential and commercial matters.

Independent Legal Advice for Landlords

If you are a landlord who has signed a mortgage secured on a rental property, you may also need independent legal advice solicitors to review any changes to your mortgage terms or security arrangements.

This is a separate requirement from your tenancy compliance obligations but is worth attending to as part of a broader review of your property portfolio. Our post on the importance of title insurance in property transactions and our guide to understanding the role of searches in property transactions may also be helpful background reading.

For landlords remortgaging or releasing equity from their rental properties, our independent legal advice mortgage service ensures you get the advice you need in a timely and straightforward way.

Frequently Asked Questions

Does the 31 May deadline apply if I only have 1 rental property?

Yes, if the property is let on an assured or assured shorthold tenancy in England, the tenancy was created before 1 May 2026, and there is a wholly or partly written record of the tenancy terms. The Information Sheet must be given to every tenant named on the tenancy agreement by 31 May 2026.

What if my tenant has already left and I have a new tenant?

For tenancies created after 1 May 2026, you must give tenants the required written information about the key terms of the tenancy before the tenancy agreement is signed or before the tenancy is agreed. The 31 May Information Sheet deadline is mainly for existing written tenancies created before 1 May 2026.

What if my tenancy was verbal?

If the tenancy started before 1 May 2026 and is based entirely on a verbal agreement, you must provide written information about the key terms of the tenancy by 31 May 2026. You should not use the Information Sheet route for a wholly verbal tenancy.

Can I serve the Information Sheet by email?

Yes, the official guidance allows you to send the PDF electronically as an attachment, for example by email or text message. You must not simply send a link to the PDF, as that will not be valid.

What if my tenant refuses to acknowledge receipt?

You should keep a clear record of when and how you served the document. If sending a printed copy, use a method that gives proof of posting or delivery. If sending it electronically, keep the sent email or message showing the PDF was attached. The obligation is to provide the document, not to obtain the tenant’s signature confirming receipt.

My tenant’s children are involved in a dispute about where they live. Does this affect my obligations?

If there is a court order or family proceedings affecting who lives in your property, this can interact with your landlord obligations in complex ways. Our child custody solicitors team can advise on the family law side of this, and our property solicitors can advise on the tenancy implications.

I also sponsor overseas workers. Does the Act affect my sponsor licence?

No, the Renters’ Rights Act does not directly affect your sponsor licence. However, if your sponsored workers are renting accommodation you provide or manage, your compliance as a landlord is relevant to your general standing as an employer.

If you need advice on sponsor licence compliance, our sponsor licence solicitors Sheffield team can assist. You can also read our post on the role of an immigration solicitor in sponsor licence applications for further guidance. For employees requiring a partner visa services Sheffield, our immigration team handles those applications too.

Get Your Compliance in Order Before the Deadline

The 31 May 2026 deadline is approaching, and the consequences of missing it are not ones you want to deal with later. Serving the Renters’ Rights Act Information Sheet 2026 is a straightforward step, but it needs to be done correctly, using the exact official PDF and with a clear record of when and how it was provided.

At Athi Law, we advise landlords across Sheffield, Dronfield, and West Bromwich on their compliance obligations under the Renters’ Rights Act, as well as on conveyancing, commercial property, family law, and immigration. We are a family-run firm, and we take a practical approach to helping you stay on the right side of the law without making things more complicated than they need to be.

You can also read more on our blog, including our posts on leasehold vs freehold, how to handle complex leasehold properties during conveyancing, assignments and underlettings, and 1954 Act security of tenure.

Contact us today to speak with one of our solicitors. Call us on 0114 2558001 or visit our Sheffield, Dronfield, or West Bromwich offices. We are available Monday to Friday, 9am to 5pm, and you can also reach us via WhatsApp.