Renters’ Rights Act landlord checklist (England, 2026)

Already in force: check these now

Duty	Since	What to do
Periodic tenancies, section 21 abolished	1 May 2026	All private assured tenancies are periodic. Possession only on section 8 grounds using Form 3A. See section 21 abolished.
Information Sheet to existing tenants	Deadline 31 May 2026 (written tenancies)	If missed, give it now. Oral tenancies have different rules. Information sheet guide
Written terms for new tenancies	1 May 2026	Give the required written information before the tenancy is agreed. Written statement guide
Rent increases once a year	1 May 2026	Form 4A, 2 months' notice. Section 13 checker
Rental bidding ban	1 May 2026	Publish an asking rent; do not invite or accept higher offers.
Rent in advance limit	1 May 2026	Nothing before signing; then up to one month (or 28 days).
Pet requests	1 May 2026	Reply in writing within 28 days; do not refuse unreasonably.
No discrimination against families with children or people on benefits	1 May 2026	Remove "No DSS"/"no children" wording from adverts and criteria.
Tenant notice	1 May 2026	Tenants can end the tenancy by giving at least 2 months' written notice. How the end date must line up with the rent period is not yet settled, so check the GOV.UK guide.
Rent repayment orders up to 24 months' rent	1 May 2026	Rent repayment orders

Coming next

Duty	When	Status
Right to Rent: new code of practice	1 October 2026	Published. Right to rent checks
Landlord database ("Register your rental property"), £65 per property a year	15 December 2026 to 14 November 2027, by region	Dates confirmed by MHCLG. Your region's window
Landlord Ombudsman membership	Expected 2028	Roadmap estimate. Details
EPC C (or equivalent) for all tenancies	1 October 2030	Policy confirmed Jan 2026; regulations expected 2027. EPC rules
Decent Homes Standard for private rented homes	2035	Policy statement Jan 2026
Awaab's Law for private rented homes	No date	Government will consult. Awaab's Law

Full dated list: Renters' Rights Act timeline.

Safety and paperwork that did not change

Gas safety record every 12 months.
Electrical inspection (EICR) at least every 5 years.
Valid EPC rated E or above.
Deposit protected within 30 days, with prescribed information.
Right to rent checks before the tenancy starts.
Smoke alarm on each storey and carbon monoxide alarms where required.
Licence if your council requires one: check licensing schemes.

Printable version: landlord compliance checklist.

Renters' Rights Act fines for landlords

Councils can issue civil penalties of up to £7,000 for initial or minor breaches (for example the database, ombudsman, discrimination or bidding rules) and up to £40,000, or prosecution, for serious or repeat breaches. Details: Renters' Rights Act penalties.

Selling or moving back in

The sale and landlord-occupation grounds cannot be used in the first 12 months of a tenancy, need 4 months' notice, and stop you re-letting for 12 months. Rent arrears (ground 8) now needs 3 months' arrears and 4 weeks' notice. See section 8 grounds and how to evict a tenant. Information, not legal advice.

Questions landlords ask

What is the Renters’ Rights Act 2025?

An Act that reformed private renting in England. It received Royal Assent on 27 October 2025. Its main tenancy changes started on 1 May 2026: section 21 was abolished, fixed-term assured shorthold tenancies became assured periodic tenancies, and rent increases now go through section 13 once a year.

Does the Renters’ Rights Act apply to existing tenancies?

Yes. Existing private assured and assured shorthold tenancies converted to assured periodic tenancies on 1 May 2026. Where the existing tenancy had a written agreement, landlords had to give the tenant the government’s Information Sheet by 31 May 2026 (oral tenancies have different rules).

Does the Renters’ Rights Act apply to lodgers?

Lodgers who share your home are not assured tenants, so the assured tenancy rules do not apply to them. GOV.UK also says the Information Sheet requirement does not cover lodgers.

What do landlords need to do now?

Give written terms before each new tenancy, stop rent review clauses and rental bidding, handle pet requests within 28 days, use Form 4A for rent increases and Form 3A for possession, and prepare to register on the landlord database when your region opens.

Can I still sell or move back in?

Yes, using the new possession grounds, but not in the first 12 months of a tenancy, with 4 months’ notice, and you cannot re-let the property for 12 months afterwards (GOV.UK guide). See the section 8 guides.

Check your property

Sources

Last checked 28 Sep 2026. Information, not legal advice. Official pages change; follow the source link before you act.

Renters' Rights Act: landlord checklist