The private rented sector in England is undergoing one of its biggest legal changes in decades following the implementation of the Renters’ Rights Act.
One of the most important updates for landlords is the replacement of the long standing How to Rent guide.
For years, the guide formed part of the compliance process for most residential tenancies in England. Landlords and letting agents needed to provide tenants with the correct version of the guide at the start of a tenancy. Failure to do so could affect possession proceedings under the previous tenancy framework.
From May 2026, that process changes.
This guide explains what the How to Rent guide previously did, why it has been replaced, what landlords now need to issue instead, and what the changes mean in practice.
What was the How to Rent guide?
The How to Rent guide was introduced by the Government as part of wider reforms designed to improve transparency within the private rented sector in England.
Landlords and letting agents had to provide the latest version of the guide to tenants at the beginning of most assured shorthold tenancies. In some cases, landlords also needed to issue an updated version during tenancy renewals.
The guide covered key areas including:
• Deposit protection
• Repairs and maintenance responsibilities
• Tenant rights and obligations
• Property standards
• Complaints procedures
• Ending a tenancy
The guide also carried legal significance.
If a landlord failed to serve the guide correctly, they could lose the ability to use a Section 21 notice to regain possession of a property under the previous assured shorthold tenancy system.
Beyond the legal requirement, the guide acted as a standardised information document helping tenants understand their rights and responsibilities from the outset of a tenancy.
Why has the How to Rent guide been replaced?
The replacement of the guide forms part of the wider reforms introduced under the Renters’ Rights Act.
The legislation significantly changes how private tenancies operate in England.
The reforms include:
• The abolition of Section 21 “no fault” evictions
• The end of assured shorthold tenancies
• The move towards rolling assured periodic tenancies
• New restrictions surrounding rent increases
• Expanded tenant protections and landlord obligations
As the legal framework evolved, the previous How to Rent guide no longer reflected the tenancy system landlords and tenants now operate within.
The Government has therefore replaced it with a new statutory information process aligned with the updated legislation and tenancy structure.
You can read the Government guidance on the Renters’ Rights Act here:
Government guidance on the Renters’ Rights Act
What replaces the How to Rent guide?
From 1 May 2026, landlords must now provide tenants with the new Renters’ Rights Act Information Sheet 2026.
The Information Sheet has been designed specifically around the new tenancy framework introduced under the Renters’ Rights Act.
Unlike the previous How to Rent guide, which combined general guidance with practical renting advice, the new document connects directly to statutory legal obligations and the updated tenancy structure.
The Information Sheet reflects key reforms including:
• Assured periodic tenancies replacing fixed term assured shorthold tenancies
• The abolition of Section 21 notices
• Updated possession grounds under Section 8
• New rules surrounding rent reviews and notice periods
• Tenant rights relating to pets and discrimination protections
Landlords must ensure the Information Sheet is issued correctly to both new and existing tenants where required under the transitional arrangements introduced by the legislation.
What does this mean for landlords?
For landlords, the most important issue remains compliance.
Although the document itself has changed, the principle remains the same. Landlords must ensure tenants receive the correct prescribed information at the appropriate stage of the tenancy process.
Failure to comply with tenancy documentation requirements may lead to enforcement issues, financial penalties, or complications during possession proceedings.
The wider reforms also mean landlords need to become familiar with a very different tenancy landscape.
The removal of Section 21 means possession claims now rely on statutory grounds under Section 8. Landlords must also follow updated notice periods and evidential requirements.
For many landlords, particularly those managing properties themselves, the volume of legislative change means reviewing tenancy agreements, compliance procedures, and management systems has become increasingly important.
Even where a managing agent is instructed, ultimate legal responsibility often still sits with the landlord.
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What does this mean for tenants?
For tenants, the change is intended to improve clarity and consistency.
The new Information Sheet reflects the updated tenancy system more accurately and provides clearer explanations of tenant rights within the reformed private rented sector.
This includes information relating to:
• Rolling periodic tenancies
• Rent increase procedures
• Deposit protections
• Possession grounds
• Tenant rights regarding pets and discrimination
However, the transition period may still create some confusion, particularly where older tenancy agreements remain in circulation alongside the new framework.
Tenants should therefore ensure they have received the most up to date documentation relevant to their tenancy.
The wider shift in the private rented sector
The replacement of the How to Rent guide reflects something much larger than simply replacing a document.
The private rented sector in England is moving away from the traditional assured shorthold tenancy model that existed for decades. The system is now shifting towards longer term occupation, increased tenant protections, and tighter compliance standards.
For landlords, this means documentation and process are becoming increasingly important.
For tenants, it means greater transparency and security within the tenancy structure.
Either way, ensuring the correct documents are issued at the correct time is no longer simply best practice. It is now a key part of remaining compliant within the new legal framework.
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