The 1st of May 2026 is fast approaching — and if you’re a landlord in Wolverhampton or anywhere across the West Midlands, this is a date you cannot afford to miss.
The Renters’ Rights Act comes into force in just a matter of weeks, bringing the most significant changes to the private rented sector in a generation. New rules, new obligations, and new penalties for those who don’t comply.
The good news? It doesn’t have to be stressful. At Fleming Lettings, we’ve already got everything in place for the landlords we manage, and we’re here to help you get compliant — quickly and without the headache.
Here’s what you need to know.
What's changing on 1st may 2026?
On 1 May 2026, almost all existing Assured Shorthold Tenancies (ASTs) in England will automatically convert into Assured Periodic Tenancies (APTs). This is a huge shift — essentially every tenancy becomes a rolling periodic tenancy from that date. Here’s what that means in practice:
- Fixed terms are abolished for all existing and new tenancies
- Section 21 ‘no-fault’ eviction notices are gone
- New tenancies from 1 May must not be offered with a fixed term
- You cannot take rent before a tenancy agreement has been signed
- Rent periods must not exceed one calendar month
- Rent increases must go through the Section 13 process using a new Form 4A — rent review clauses in existing tenancy agreements will no longer be valid
Your compliance checklist
Not sure where to start? Here’s a practical checklist of what you need to have in order before — and by — 1 May 2026.
Before 1 may 2026
- Review all tenancy agreements — understand which tenancies you have and what terms they're on
- Check your safety certificates are up to date: Gas Safety Certificate, EICR, and valid EPC
- Check your property meets the Decent Homes Standard
- Remove any 'no DSS' or blanket 'no pets' policies from advertising
By 31 may 2026 (for existing tenancies)
- Serve the Government's official Tenant Information Sheet on every existing tenant with a written tenancy agreement — this must be the exact PDF from the government website, not a link
- Deliver it either as a printed hard copy or as an attached PDF via email (a link is not valid) — and ensure you have confirmation of receipt
For new tenancies from 1 may 2026
- Provide all new tenants with a written statement of key tenancy terms: your name and address, rent amount and due date, deposit amount, repair responsibilities, and which bills the tenant pays
- Do not offer or accept any fixed-term tenancy
- Do not take any rent payment before the tenancy agreement has been signed
The consequences of getting it wrong
This isn’t a case of crossing your fingers and hoping for the best. The penalties for non-compliance are serious:
- Failure to serve the Tenant Information Sheet within the deadline: fines of up to £7,000 for a single breach
- Repeated or unresolved breaches: fines rising to £40,000
- Being classed as a 'non-compliant landlord' could affect your ability to recover your property through the new court process
The bottom line: compliance isn’t optional, and the time to act is now.
Take the stress out of it — let Fleming Lettings handle everything
We know that for many West Midlands landlords, keeping on top of regulation — especially changes as significant as this — is the hardest part of the job. The paperwork, the deadlines, the penalties if something goes wrong. It’s a lot.
That’s exactly why our full 360 management service exists.
When Fleming Lettings manages your property, we don’t just collect the rent. We take care of everything — from compliance with the Renters’ Rights Act to serving the right notices, managing maintenance, and keeping you on the right side of the law. You stay informed, but we carry the load.
Here's what our 360 package includes:
- Full Renters’ Rights Act compliance — we handle all required documentation and notices
- Regular safety certificate reminders and renewals
- Tenancy agreement preparation and updates using the latest compliant templates
- Rent collection and arrears managemen
- Maintenance coordination and contractor management
- Regular property inspections and reportin
- Dedicated local team — Wolverhampton-based, West Midlands-focused
We treat every property like it’s our own and every landlord like a person — not just a fee. Our landlords tell us that’s what sets us apart, and it’s something we’re proud of.
Book your free consultation today
Whether you manage one property or a full portfolio across the West Midlands, now is the perfect time to find out how Fleming Lettings can take the weight off your shoulders — and make sure you’re fully compliant ahead of May.
We’re offering free consultations to landlords across Wolverhampton and the West Midlands. There’s no pressure, no hard sell — just honest, expert advice from people who know this market.
Get in touch today and let's make sure you're ready.
Call us: 01902 275325
Please note: This article is for general information purposes only. While we have taken care to ensure accuracy at the time of publication, legislation may change. We always recommend seeking professional legal advice for your specific situation.
