Renters' Rights Act Compliance Checklist: Everything Landlords Must Do Before May 2026

Your Complete Landlord Compliance Checklist for the Renters' Rights Act

The clock is ticking. The Renters' Rights Act 2025 takes effect on 1 May 2026, and every private landlord in England needs to be ready. This is the most significant reform to the private rented sector in over thirty years, and the penalties for non-compliance are real — financial sanctions, restrictions on possession proceedings, and potential criminal liability.

1 May 2026

This compliance 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 this as your master reference to make sure nothing falls through the cracks.

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

We have organised the checklist into six clear sections: Safety Certificates, Tenancy Changes, Rent Rules, Registration and Ombudsman, Property Standards, and Documentation. Work through each one methodically, and you will be in good shape well before the deadline.

1. Safety Certificates: Get Every Certificate Current and Compliant

Safety compliance is the foundation of your obligations as a private landlord in England. Under the Renters' Rights Act, all safety documentation must be valid and uploaded to the new Property Portal. Lapsed certificates will block your ability to take enforcement action against tenants.

Gas Safety Certificate (CP12)

• Obtain a valid gas safety certificate from a Gas Safe registered engineer
• Ensure the certificate is renewed annually — no exceptions
• Provide a copy to your tenant within 28 days of the check
• Upload the current certificate to the Property Portal

Electrical Installation Condition Report (EICR)

• Commission a satisfactory EICR from a qualified electrician
• Address any C1 (danger present) or C2 (potentially dangerous) issues immediately
• Ensure the report is renewed at least every five years
• Provide a copy to your tenant before they move in, or within 28 days of the inspection
• Upload to the Property Portal

Energy Performance Certificate (EPC)

• Obtain a valid EPC for each rental property
• Confirm the rating meets the current minimum requirement (E or above)
• Plan ahead for the expected tightening to a minimum C rating in future years
• Upload to the Property Portal

Smoke and Carbon Monoxide Alarms

• Install smoke alarms on every storey of the property
• Install carbon monoxide alarms in any room with a fixed combustion appliance (excluding gas cookers)
• Test all alarms at the start of each new tenancy
• Document compliance and retain records
• Confirm compliance on the Property Portal

Fire Safety

• Review your obligations under fire safety regulations, particularly if you let an HMO or a property in a building with common areas
• Ensure fire escape routes are clear and documented
• Provide fire safety information to tenants where required

Legionella Risk Assessment

• Carry out a legionella risk assessment for the property
• Implement any control measures identified by the assessment
• Review the assessment periodically, especially after any plumbing changes

2. Tenancy Changes: Prepare for the End of Section 21 and Fixed Terms

The Renters' Rights Act abolishes Section 21 no-fault evictions and moves all assured tenancies to a periodic basis. This is the single biggest structural change, and your tenancy management processes need to be updated accordingly.

Section 21 Abolition

• Understand that Section 21 notices can no longer be served from 1 May 2026
• If you have a Section 21 notice already served, take legal advice on whether it will remain valid
• Familiarise yourself with the reformed Section 8 grounds for possession
• Update any template letters or processes that reference Section 21

Periodic Tenancies

• Understand that all new tenancies created after 1 May 2026 will be periodic from day one
• Existing fixed-term tenancies will convert to periodic once they expire
• Update your tenancy agreement templates to reflect the periodic structure
• Accept that tenants can give two months' notice to leave at any time

Possession Grounds

• Learn the mandatory grounds (sale, landlord moving in, redevelopment, serious rent arrears)
• Understand the 12-month protected period at the start of a tenancy for Grounds 1 and 1A
• Note the four-month notice period required for most mandatory grounds
• Keep records that demonstrate compliance, as this will be essential for any court proceedings

Pet Requests

• Prepare for the new right for tenants to request permission to keep a pet
• Understand the grounds on which you can reasonably refuse
• Consider whether your insurance covers pet damage, and explore pet damage insurance if needed
• Draft a clear pet policy for your tenancy documentation

3. Rent Rules: Follow the New Rent Increase Framework

The Act introduces a single, transparent process for rent increases. Informal rent rises and break-clause-linked increases are gone.

Section 13 Notices

• All rent increases must now follow the Section 13 notice procedure
• Increases are limited to once per year
• The notice period is two months
• Tenants have the right to challenge any increase at the First-tier Tribunal
• The Tribunal will assess whether the proposed rent is in line with open market rates

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.

Practical Steps for Rent Compliance

• Keep records of comparable local rents to justify any increase
• Use the correct Section 13 notice form — do not rely on informal letters or emails
• Allow the full two-month notice period before the increase takes effect
• Remove any rent review clauses from your tenancy agreements that conflict with the new regime

4. Registration and Ombudsman: Mandatory Sign-Up Before Day One

Two major new requirements sit at the heart of the Renters' Rights Act compliance framework: the Property Portal and the PRS Ombudsman. Both are mandatory for every private landlord letting property in England.

Property Portal Registration

• Register on the Property Portal as soon as registration opens
• Add every rental property you own to the portal
• Upload all compliance documents (gas, electrical, EPC, deposit protection, alarms)
• Keep records updated whenever certificates are renewed or tenancies change
• Check that your registration is complete — incomplete entries may count as non-compliance

PRS Ombudsman Membership

• Join the Private Rented Sector Ombudsman scheme before 1 May 2026
• Understand that membership is mandatory for all private landlords in England — not just agents
• Budget for the annual membership fee
• Familiarise yourself with the complaints process so you can respond appropriately if a tenant raises a dispute
• Confirm your membership details on the Property Portal

5. Property Standards: Meet the Decent Homes Standard and Awaab's Law

The Renters' Rights Act extends property standard requirements that previously applied only to social housing. Private landlords in England must now meet equivalent standards.

Decent Homes Standard

• Review the Decent Homes Standard requirements as they apply to private rentals
• Ensure the property is free from serious hazards under the Housing Health and Safety Rating System (HHSRS)
• Confirm the property is in a reasonable state of repair
• Check that kitchens, bathrooms, and heating systems meet the minimum standards
• Address any Category 1 hazards immediately

Awaab's Law — Damp and Mould

• Understand your obligations under Awaab's Law for private landlords
• Respond to tenant reports of damp and mould within the prescribed timeframes
• Investigate the root cause — not just the surface symptoms
• Carry out repairs promptly and document every step
• Never blame tenants for condensation without proper investigation

Right to Rent Checks

• 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 of documents for the required retention period
• Carry out follow-up checks where a tenant has time-limited permission to remain in the UK

6. Documentation: Keep Your Records Airtight

The Renters' Rights Act compliance framework depends on documentation. If you cannot prove compliance, you are effectively non-compliant — and that will matter when you need to take enforcement action or defend yourself against a tenant complaint.

Tenancy Agreements

• Update your tenancy agreement template to remove references to fixed terms and Section 21
• Include the prescribed information required under the new regime
• Ensure the agreement reflects the periodic tenancy structure
• Provide the tenant with a written agreement before the tenancy begins

Deposit Protection

• Protect every deposit with an approved tenancy deposit scheme within 30 days
• Serve the prescribed information on the tenant
• Keep proof of protection and service
• Upload deposit protection details to the Property Portal

Record Keeping

• Maintain a compliance file for each rental property
• Store copies of all certificates, notices, and correspondence
• Keep a log of maintenance requests and how they were resolved
• Record all rent increases, including the Section 13 notice and evidence used
• Retain right to rent check documents for the required period

The landlords who will navigate the Renters' Rights Act most successfully are those who treat compliance as an ongoing system — not a one-off exercise in May 2026.

What Happens If You Are Not Compliant by 1 May 2026?

The consequences of non-compliance are serious. Depending on the obligation you have missed, you could face:

• Financial penalties imposed by local authorities, potentially up to £30,000 per offence for civil penalties
• Criminal prosecution for failing to register on the Property Portal or join the Ombudsman
• Inability to recover possession — courts may refuse to grant possession orders if your compliance records are incomplete
• Rent repayment orders — tenants may apply for repayment of rent if you have committed certain offences
• Ombudsman rulings requiring you to pay compensation to tenants

Your Timeline: What to Do Between Now and 1 May 2026

You have weeks, not months. Here is a practical priority order:

1. This week: Audit every safety certificate. Book renewals for anything expiring before or shortly after 1 May 2026.
2. By end of March: Join the PRS Ombudsman scheme. Update your tenancy agreement templates.
3. By mid-April: Register on the Property Portal as soon as it opens. Upload all compliance documents.
4. By end of April: Brief any letting agents or property managers on the changes. Confirm that every property in your portfolio is covered.
5. 1 May 2026 onwards: Operate under the new regime. Section 21 is gone. Periodic tenancies are the standard. Compliance is not optional.

1 May 2026

Make This Checklist Work for You

Print this page. Save it as a PDF. Share it with your letting agent. Whatever works — just make sure you have a system for ticking off every item before the Renters' Rights Act comes into force.

The landlords who prepare now will not just avoid penalties. They will operate more professionally, build better relationships with tenants, and protect the long-term value of their rental investments. The Renters' Rights Act is a significant shift, but it is a manageable one — provided you take it seriously and start today.

For a comprehensive overview of the Act itself, start with our complete guide to the Renters' Rights Act 2025. For individual topics, follow the links throughout this checklist to our detailed guides on each obligation.