Renters' Rights Act Compliance Checklist: What Landlords Must Do in 2026

Your Complete Landlord Compliance Checklist for the Renters' Rights Act

What do I need to do to comply with the Renters' Rights Act from May 2026, and what are the key deadlines I need to track? From 1 May 2026 you must operate periodic-only tenancies, use the reformed Section 8 grounds instead of Section 21, and follow the Section 13 process (once a year, two months' notice) for any rent increase. You also need current gas, electrical and EPC certificates, deposits protected within 30 days, and a Property Portal registration pack ready for when the Portal opens region-by-region from late 2026, with mandatory PRS Ombudsman membership expected to follow in 2028.

Last updated: 3 July 2026. All obligations and deadlines reflect the current status as of today. The core tenancy reforms (Section 21 abolition, periodic tenancies, Section 8 grounds, Section 13 rent increases) are in force now; the Property Portal and PRS Ombudsman follow in later phases.

TL;DR — The 5 Most-Missed Compliance Items:

1. Gas Safety Certificate (CP12) — must be renewed annually and served within 28 days; failure blocks possession claims
2. Section 13 rent increases — once per year, two months' notice, using Form 4A only; informal increases are invalid
3. Deposit protection — must be protected within 30 days and prescribed information served; missing this prevents possession
4. Property Portal registration — rolling out from late 2026; mandatory once live in your area; prepare your documents now
5. Periodic tenancy structure — all new tenancies are periodic from 1 May 2026; fixed terms are abolished

Download the complete compliance checklist as a printable PDF →

---

Executive Summary: The Renters' Rights Act 2025 reshapes the obligations of every private landlord in England. Its core tenancy reforms took effect on 1 May 2026: Section 21 no-fault evictions are abolished, all assured tenancies are periodic, the reformed Section 8 grounds apply, rent increases follow the Section 13 process, and the tenant-side bans (discrimination, bidding, banned fees) are in force. Other measures follow later — the Property Portal / PRS Database rolls out from late 2026, mandatory PRS Ombudsman membership arrives in a later phase (the government's roadmap indicates 2028), and the Decent Homes Standard and Awaab's Law extend to the sector subject to consultation. This checklist covers all of it, flagging what is live now versus what to prepare for. Non-compliance can bring civil penalties of up to £40,000, rent repayment orders, and — for the live obligations — loss of the right to recover possession.

---

This checklist was compiled by the LandlordReady team and is researched against current legislation and official government guidance. Published: 22 March 2026. Last updated: 3 July 2026.

---

Citable Summary: Under the Renters' Rights Act 2025, private landlords in England must (1) hold current gas, electrical, EPC and alarm compliance certificates; (2) operate periodic tenancies only and use Section 8 grounds for possession (Section 21 abolished 1 May 2026); (3) follow the Section 13 procedure for all rent increases (once per year, two months' notice); (4) register on the Property Portal (rolling out from late 2026) and join the PRS Ombudsman scheme (expected 2028); (5) meet the Decent Homes Standard and Awaab's Law damp/mould duties (later phase, subject to consultation); and (6) maintain comprehensive documentation of all compliance. Non-compliance brings civil penalties up to £40,000, rent repayment orders, and inability to recover possession.

---

The Renters' Rights Act 2025 (full text) is the most significant reform to the private rented sector in over thirty years, and it is being implemented in phases. The tenancy reforms have been in force since 1 May 2026; the registration and property-standards measures arrive later. Getting compliant matters: the penalties are substantial, and for the obligations already in force, missing them can prevent you from recovering possession through the courts.

1 May 2026

This checklist brings together every obligation, deadline, and practical action item in one place. Whether you own a single buy-to-let or manage a portfolio, use it as your master reference — and note the timing flags, because not every obligation is live yet.

Non-compliance with the Renters' Rights Act will not just mean fines — for the rules already in force, it could prevent you from recovering possession of your own property through the courts.

We have organised the checklist into six sections: Safety Certificates, Tenancy Changes, Rent Rules, Registration and Ombudsman, Property Standards, and Documentation. Work through each one methodically.

What Do I Need to Do to Comply With the Renters' Rights Act From May 2026, and What Are the Key Deadlines I Need to Track?

Compliance splits into two buckets: obligations already live since 1 May 2026, and obligations arriving in later phases that you should prepare for now. The live obligations are non-negotiable — Section 21 is gone, tenancies are periodic, Section 8 governs possession, and Section 13 governs rent increases. The later-phase obligations — Property Portal registration (from late 2026), PRS Ombudsman membership (expected 2028), and the extended Decent Homes Standard and Awaab's Law duties — have no live enforcement date yet, but a landlord who assembles their registration pack and documentation now will not be scrambling when each phase commences. The checklist below works through both buckets, section by section, flagging exactly what is enforceable today versus what is still on the roadmap.

1. Safety Certificates: Get Every Certificate Current and Compliant (In Force Now)

Every private landlord must hold a current Gas Safety Record (CP12), Electrical Installation Condition Report (EICR), Energy Performance Certificate (EPC), and compliant smoke/CO alarms — this is a live, non-negotiable obligation, not a future one. These are in force now, and they matter for possession: under long-standing rules carried into the new regime, missing gas, electrical or deposit paperwork can invalidate a possession claim, leaving you without recourse if a tenant defaults. Keep every certificate current — and once the Property Portal is live in your area, you will also confirm these records there.

What you must do:

1. Hold a valid annual Gas Safety Certificate (CP12) from a Gas Safe registered engineer; serve to tenant within 28 days of inspection and to new tenants before move-in. [Effective: ongoing obligation, pre-dates RRA]

2. Hold a satisfactory EICR from a qualified electrician, renewed at least every 5 years, with all C1/C2 defects remedied; serve to tenant within 28 days or before move-in. [Effective: 1 June 2020, Electrical Safety Standards Regulations]

3. Hold a valid EPC rated E or above for each rental property; plan for future minimum C rating. [Effective: 1 April 2018, Minimum Energy Efficiency Standards]

4. Install and test smoke alarms on every storey and CO alarms in rooms with fixed combustion appliances (excluding gas cookers); test at start of each tenancy. [Effective: 1 October 2015, Smoke and Carbon Monoxide Alarm Regulations]

5. Carry out a fire risk assessment if you let an HMO or multi-occupancy building; maintain fire escape routes, doors and equipment. [Effective: 1 October 2006, Regulatory Reform (Fire Safety) Order 2005]

6. Complete a legionella risk assessment and implement control measures; review periodically. [Effective: ongoing obligation, Health and Safety at Work etc. Act 1974]

Further reading: Gas Safety Certificates • EICR Requirements • EPC Rating Requirements • Smoke & CO Alarm Regulations • Fire Safety Regulations • Legionella Risk Assessment

2. Tenancy Changes: Section 21 and Fixed Terms Are Gone (In Force Since 1 May 2026)

Since 1 May 2026, all assured tenancies are periodic and Section 21 no-fault evictions are abolished — landlords must use the reformed Section 8 grounds for possession. For example, a landlord in Leeds with a 2-bed flat let on a rolling periodic tenancy since June 2026 cannot serve a Section 21 notice at all; to regain the property to sell it, they must use Ground 1A, give the required notice period, and rely on evidence the tribunal or court will accept if challenged. This is the single biggest structural change, and it is already in force. The Renters' Rights Act 2025 repeals Section 21 of the Housing Act 1988 and requires all new assured tenancies to be periodic from the outset; fixed-term assured shorthold tenancies can no longer be created.

What you must do:

7. Do not serve Section 21 notices — they are invalid from 1 May 2026; use reformed Section 8 grounds only. [Effective: 1 May 2026]

8. Create all new tenancies as periodic from the outset; existing fixed-term tenancies convert to periodic on expiry; update your tenancy agreement templates. [Effective: 1 May 2026]

9. Use the reformed Section 8 grounds for possession — mandatory grounds include sale (Ground 1A), landlord moving in (Ground 1), redevelopment, and serious rent arrears; note the 12-month protected period for Grounds 1/1A. [Effective: 1 May 2026]

10. Respond to tenant pet requests within 28 days and do not unreasonably refuse; understand grounds for reasonable refusal (property unsuitability, superior-lease restrictions). [Effective: 1 May 2026]

11. Comply with new notice period minimums — commonly four months for landlord possession grounds, two months for tenant's notice to leave. [Effective: 1 May 2026]

12. Protect deposits within 30 days and serve prescribed information under Sections 213–215 Housing Act 2004 (unchanged by RRA). [Effective: ongoing obligation, 6 April 2007]

Further reading: How to End a Tenancy After Section 21 Abolished • Periodic Tenancies Explained • Section 8 Grounds Complete List • Tenant Pet Requests: New Rules

3. Rent Rules: Follow the New Rent Increase Framework (In Force Since 1 May 2026)

All rent increases must follow the formal Section 13 procedure — once per year, with two months' notice — and tenants can challenge any increase at the First-tier Tribunal. For example, a landlord in Bristol wanting to raise rent from £1,100 to £1,300 a month must serve Form 4A giving two full months' notice; if the tenant refers it to the tribunal, the increase is capped at what the tribunal judges to be the open-market rent, which can be lower than the figure requested. Informal and break-clause-linked increases are no longer permitted. The Renters' Rights Act 2025 amends Section 13 of the Housing Act 1988 to impose the once-a-year limit and the two-month notice period, and preserves the tenant's right to refer a proposed increase to the tribunal.

What you must do:

13. Use Section 13 notice (Form 4A) for every rent increase — limit to once per 12 months, give two months' notice; informal letters or emails are invalid. [Effective: 1 May 2026]

14. Keep evidence of comparable local rents to justify any increase if challenged at tribunal; allow the full two-month notice period. [Effective: 1 May 2026]

15. Offer at least one fee-free rent payment method (e.g. bank transfer or standing order); do not impose surcharges or admin fees for rent collection. [Effective: 1 June 2019, Tenant Fees Act 2019]

Rent increases are not banned under the Renters' Rights Act — but they must follow a formal process and be defensible at tribunal. Evidence of comparable market rents is your best protection.

Further reading: Section 13 Rent Increase Notice: New Rules

4. Registration and Ombudsman: Coming in Later Phases (Property Portal From Late 2026; Ombudsman Expected 2028)

Registering on the Property Portal and joining the PRS Ombudsman scheme will both become mandatory for every private landlord in England — but neither is live yet, so there is no registration or membership offence you can commit today. The Property Portal (PRS Database) rolls out from late 2026, region by region; mandatory Ombudsman membership follows in a later phase, which the government's implementation roadmap indicates will be 2028. There is nothing to register or join today — the task now is to get ready.

What you must do:

16. Assemble your Property Portal registration pack now — landlord details, property information, current safety certificates; register promptly when the Portal opens for your area and keep records updated. [Effective: rolling out from late 2026, region by region]

17. Join the PRS Ombudsman scheme when it is established; establish an internal complaints procedure now; budget for an annual membership fee. [Effective: expected 2028, pending regulations]

Further reading: Register on the Property Portal: Complete Guide • PRS Ombudsman Membership Requirements

5. Property Standards: Decent Homes Standard and Awaab's Law (Later Phase, Subject to Consultation)

The Renters' Rights Act 2025 will extend the Decent Homes Standard and Awaab's Law (damp and mould response duties) to the private rented sector, and both duties are still being consulted on for exact PRS timing. The government's roadmap confirms these follow in a later phase, subject to consultation, so treat specific timescales as provisional until the regulations are made. Preparing your properties now is still the right move.

What you must do:

18. Meet the Decent Homes Standard when regulations come into force — free from Category 1 HHSRS hazards, in reasonable repair, with adequate facilities and thermal comfort; address Category 1 hazards immediately (existing duty under Housing Act 2004). [Effective: later phase, subject to consultation]

19. Comply with Awaab's Law damp and mould duties — investigate reports promptly, identify root cause, remediate within prescribed timescales; respond quickly to any tenant report now. [Effective: later phase, PRS timescales subject to consultation]

20. Continue carrying out right to rent checks on all prospective tenants before granting a tenancy; use the Home Office online checking service where possible; keep copies for the required retention period. [Effective: ongoing obligation, 1 February 2016, Immigration Act 2014]

Further reading: Decent Homes Standard for Private Landlords • Awaab's Law: Private Landlords' Damp & Mould Duties • Right to Rent Checks: Landlord Guide

6. Documentation: Keep Your Records Airtight (In Force Now)

Good documentation underpins every other obligation on this checklist — written tenancy agreements with the prescribed information, deposits protected within 30 days, and comprehensive compliance records. Without complete, current records, you may be unable to serve valid possession notices or defend deposit deductions at tribunal.

What you must do:

21. Provide a written tenancy agreement with prescribed information and the government's Renters' Rights Act Information Sheet before the tenancy begins; update templates to remove fixed-term and Section 21 references. [Effective: 1 May 2026 for RRA elements; existing obligations under Housing Act 1988]

22. Protect every deposit within 30 days with an approved scheme under Sections 213–215 Housing Act 2004; serve prescribed information and keep proof of protection and service. [Effective: ongoing obligation, 6 April 2007]

23. Prepare a comprehensive inventory with photographs for every property; carry out detailed check-in inspection with tenant present; provide tenant with signed copy. [Effective: ongoing best practice, supports deposit deduction claims]

24. Maintain a compliance file for each property — store all certificates, notices, correspondence, maintenance logs, rent increase records, and right to rent documents; retain for at least one year after tenancy ends. [Effective: ongoing obligation, various statutes]

Further reading: Written Statement of Tenancy Terms • Tenant Deposit Protection Rules • Inventory Check-In Checklist

The landlords who navigate the Renters' Rights Act most successfully treat compliance as an ongoing system — not a one-off exercise.

What Happens If You Are Not Compliant?

The consequences depend on which obligation you miss, but they are serious:

• Financial penalties imposed by local authorities — up to £7,000 for a first or less serious breach, and up to £40,000 for serious or repeated breaches
• Inability to recover possession — for the rules already in force, courts can refuse a possession order if your safety or deposit compliance is incomplete (and, once the Property Portal is live, if you are not registered)
• Rent repayment orders — tenants can apply to recover up to 24 months' rent for qualifying offences
• Criminal liability — reserved for the most serious cases, and for Portal offences once that regime is live

Your Priority Order for 2026

There is no single "do everything by 1 May" deadline — the obligations phase in. Here is a sensible order:

1. Now: Audit every safety certificate and book renewals for anything expiring soon. Make sure you are operating correctly under the new tenancy regime (periodic tenancies, Section 8, Section 13 rent increases, the tenant-side bans) — these are already in force.
2. Now: Update your tenancy templates and complaints procedure; assemble your Property Portal "registration pack" (details plus current certificates).
3. From late 2026: Register on the Property Portal as soon as it opens for your area, and keep it current.
4. Later phase: Join the PRS Ombudsman scheme once it is established (expected 2028), and meet the Decent Homes Standard / Awaab's Law duties as they are confirmed.

From late 2026

Frequently Asked Questions

What do I need to do to comply with the Renters' Rights Act from May 2026, and what are the key deadlines I need to track?

From 1 May 2026: operate periodic tenancies, use Section 8 grounds for possession, and follow Section 13 for rent increases. Then prepare for Property Portal registration (from late 2026) and PRS Ombudsman membership (expected 2028) as those phases commence.

Is there a single 1 May 2026 deadline for everything?

No. The tenancy reforms — Section 21 abolition, periodic tenancies, the reformed Section 8 grounds, Section 13 rent rules and the tenant-side bans — took effect on 1 May 2026 and are in force now. Registration on the Property Portal (from late 2026) and PRS Ombudsman membership (expected 2028) arrive in later phases, and the Decent Homes Standard and Awaab's Law follow subject to consultation.

Do I need to register on the Property Portal now?

No — the Property Portal (PRS Database) is not yet open. The government's roadmap has it rolling out from late 2026, region by region, and not fully operational until 2027. Use the time to prepare: gather your landlord details, property information and current safety certificates so you can register quickly when your area goes live.

Do I need to join the PRS Ombudsman if I only own one property?

Eventually, yes — membership will be mandatory for all private landlords in England regardless of portfolio size. But the scheme is not live yet; the government's roadmap indicates mandatory sign-up from 2028, and the administrator has not been appointed. There is nothing to join today.

Can I still use fixed-term tenancy agreements after 1 May 2026?

No. Fixed-term assured tenancies have been abolished. All new tenancies created after 1 May 2026 are periodic from the outset, and existing fixed-term tenancies convert to periodic when they expire. Tenants can give two months' notice to leave at any time, and you must use the reformed Section 8 grounds to recover possession.

How often can I increase the rent under the new rules?

Once every 12 months, using the formal Section 13 procedure (Form 4A) with two months' notice. Tenants can challenge a proposed increase at the First-tier Tribunal, which assesses it against open-market rents. Keep evidence of comparable local rents to defend your increase if it is challenged.

What is Awaab's Law and does it apply to me yet?

Awaab's Law sets deadlines for responding to damp and mould. It applies to social housing and is being extended to the private rented sector under the Renters' Rights Act 2025, but the exact PRS timescales are still subject to consultation. Regardless of the formal start date, respond promptly to any damp or mould report — courts and tribunals already treat these complaints very seriously.

What blocks me from serving a possession notice right now?

Missing or expired compliance paperwork. Under rules carried into the new regime, an invalid or absent Gas Safety Record, EICR, or deposit protection can prevent you from recovering possession. Keep all safety certificates current and your deposit properly protected. Once the Property Portal is operational in your area, an up-to-date Portal entry is expected to become an additional precondition.

Make This Checklist Work for You

Print this page, save it as a PDF, or share it with your letting agent — just make sure you have a system for working through every item. The landlords who prepare methodically will avoid penalties, operate more professionally, and protect the long-term value of their rental investments.

For a comprehensive overview of the Act, start with our complete guide to the Renters' Rights Act 2025, and bookmark the timeline of key dates so you know what is coming in each phase.

Never miss a deadline: Track every compliance obligation and certificate expiry date with the LandlordReady deadline tracker — automated reminders, personalised to your portfolio, so you stay ahead of the regulations.

---

Sources and Further Reading

• Renters' Rights Act 2025 (full text)
• Implementing the Renters' Rights Act 2025: implementation roadmap (GOV.UK)
• Gas Safe Register — gas safety requirements
• Deposit protection schemes and landlords (GOV.UK)
• Housing Health and Safety Rating System (HHSRS) guidance (GOV.UK)
• National Residential Landlords Association (NRLA): Renters' Rights Act guidance — sector body guidance for landlords

---

About the Author

The LandlordReady team includes property professionals, housing-law specialists, and experienced private landlords. We research our compliance guides against current legislation, official government guidance, and regulatory body publications to help landlords across England stay compliant with confidence.