The Renters' Rights Act changed the paperwork - here's what you actually have to give tenants now
The Renters' Rights Act 2025 abolished fixed-term assured shorthold tenancies and Section 21 "no-fault" evictions. The old How to Rent guide, which used to be a must-serve document, was withdrawn on 1 May 2026 because it was tied to the Section 21 regime that no longer exists.
In its place, England now has two separate documents, and which one applies to you depends on whether the tenancy is new or existing. Getting these mixed up is the single most common mistake right now, so start here.
The two documents - which one applies to you
1. New tenancy starting on or after 1 May 2026 -> Written Statement of Terms. This is the main one. Before you sign the agreement (or agree the tenancy in any way, including verbally), you must give the tenant a Written Statement of Terms: a standardised, plain-language summary of the core tenancy terms. Miss it and the local authority can impose a civil penalty of up to £7,000.
2. Existing tenancy from before 1 May 2026 that only has a verbal/oral agreement -> the government Information Sheet. If a tenancy predates 1 May 2026 and was never put in writing, you must give the tenant The Renters' Rights Act Information Sheet 2026 (a government-produced document you download from gov.uk) by 31 May 2026. Where there is no written agreement at all, you must also give that tenant the full Written Statement of Terms by 31 May 2026.
If your existing tenancy already has a proper written agreement, there is no separate Information Sheet duty for it - but check the current gov.uk guidance, because transition rules are still bedding in.
The rest of this guide focuses on the Written Statement of Terms, because that is the recurring duty every landlord meets on every new letting from now on.
What the Written Statement of Terms must contain
It is not your full tenancy agreement - it is a clear summary that sits alongside it (and you are allowed to put it inside the agreement itself). It must set out at least:
- The landlord's full name and an address in England or Wales where the tenant can serve notices
- The tenant's name(s) and the start date of the tenancy
- The rent, and when and how it is due
- Whether any bills are included in the rent or payable on top
- The landlord's key statutory obligations - repairs, gas and electrical safety, fitness for human habitation, and relevant equality duties
There is no official fill-in template. The government prescribes the required content (in the 2026 Regulations) and you produce the document yourself - either as a standalone statement or built into the tenancy agreement. Use current gov.uk guidance, not an old letting-agent pro forma.
When to serve it - before you sign, not after
Before the agreement is signed, or before the tenancy is otherwise agreed (including an oral agreement). Not after.
This is not flexible. If you later need to rely on your tenancy in a possession claim, you will want to show the statement was given before the tenancy began. Serve it the day you agree the let, or include it in the tenancy pack. Early is safe; late is a breach.
How to serve it - and keep proof that stands up
You can hand it over, post it, email it, or serve it through a tenant portal. Whatever you choose, the thing that matters is dated proof you served it before the tenancy started.
Send it as an attachment and request a read receipt. Keep the sent email (with headers) and the receipt; ideally get the tenant to reply confirming receipt.
Tenant portal (easiest if you have more than one tenancy)
Upload once; the platform logs the date and time the tenant accessed it and lets you export a timestamped record. No screenshots, no "I think I sent it."
Post
Royal Mail Special Delivery gives the strongest paper trail (the tenant signs for it). Slower and around £10-15 a letter, so usually overkill for routine service - keep it for cases where you want maximum certainty.
Pick one, serve it, and log the date and method.
Keeping proof that wins in court
If you are challenged, this is what stands up:
- Email: forwarded message with full headers, read receipt, timestamp
- Portal: system export showing the date served and the tenant access log
- Post: Royal Mail Special Delivery receipt
What does not count: "I think I sent it," a diary entry with no supporting evidence, or a verbal confirmation. Write it down, date it, export it, keep it.
Common mistakes to avoid
Confusing the two documents. The Written Statement of Terms (new tenancies, given by you before signing) is not the same as the government Information Sheet (existing oral-agreement tenancies, by 31 May 2026). Serve the right one for the situation.
Serving it too late. The deadline is the moment the tenancy is agreed or signed (including a verbal agreement), not the move-in date. If you agree the let and only send the statement afterwards - even a day or two later, and even before the tenant moves in - you are already in breach. Serve it at the point of agreement, or build it into the tenancy pack the tenant signs.
No proof of delivery. An email with no receipt lets a tenant claim they never got it. Request a receipt or use a platform that logs access.
Using an old template. The prescribed content comes from the 2026 Regulations. An agent's pre-RRA pro forma or a 2025 draft may be missing required terms.
Treating a new tenancy as a continuation. A genuinely new tenancy means a fresh Written Statement. Do not assume last year's paperwork carries over.
Not in England?
Scotland and Wales are separate regimes - the RRA Written Statement duty does not apply there.
- Scotland: tenant information sits in the Private Residential Tenancy (PRT) framework under the 2016 Act.
- Wales: it sits in the Written Statement of the occupation contract under the Renting Homes (Wales) Act 2016.
(These are different documents from the England Written Statement - check the relevant national guidance.)
What happens if you don't serve it
- Civil penalty up to £7,000 from the local authority for failing to give the Written Statement.
- Weaker position in a possession claim, because you cannot show the tenant was properly informed of their terms.
- Tenant disputes, where a tenant argues they were never told key terms of the tenancy.
This is a real legal risk, not a formality. Do not skip it.
The quick summary (England)
For every new tenancy from 1 May 2026: give the tenant a Written Statement of Terms before you sign, keep dated proof, and use the current government-prescribed content. For an existing oral-agreement tenancy: give the Information Sheet by 31 May 2026. Penalty for missing the Written Statement: up to £7,000.
Simplify the paperwork. SelfLet auto-generates your Written Statement of Terms for England from your property details, serves it through a secure tenant portal with automatic timestamping, and exports your comms log with dated proof built in - no screenshots needed. Learn more at SelfLet.co.uk.
Last updated: July 2026. This is general information, not legal advice - check gov.uk and the Assured Tenancies (Written Statement of Terms etc and Information Sheet) (England) Regulations 2026 for the current requirement.