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

Your Complete Landlord Compliance Checklist for the Renters' Rights Act

Executive Summary: The Renters' Rights Act 2025 requires every English landlord to complete six mandatory actions, in force since 1 May 2026: (1) Gas Safety and Electrical Compliance — obtain valid CP12 and EICR certificates from accredited engineers and upload them to the Property Portal or lose the right to evict problem tenants through the courts, (2) Energy Performance and Alarm Compliance — ensure your property holds a valid EPC (minimum E rating, likely C in future) and meets smoke/CO alarm regulations, (3) Tenancy Structure Changes — transition to periodic-only tenancies as all fixed terms are abolished, and learn the reformed Section 8 possession grounds since Section 21 no-fault evictions are gone, (4) Rent Increase Controls — follow the formal Section 13 notice procedure (once per year, two months' notice) for all rent rises, with tenants able to challenge at tribunal, (5) Mandatory Registration — register every property on the Property Portal and join the Private Rented Sector Ombudsman scheme (failure is a criminal offence), and (6) Property Standards Upgrades — meet the Decent Homes Standard and Awaab's Law damp/mould response requirements or face financial penalties up to £30,000 per offence and inability to recover possession. This comprehensive compliance guide is written for private landlords in England who need a structured action plan to meet the Renters' Rights Act requirements. Non-compliance carries financial penalties, loss of possession rights in court, and potential criminal liability, making compliance essential for all private landlords in England.

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This checklist was compiled by the LandlordReady team and is researched against current legislation and official government guidance. Published: 22 March 2026. Last updated: 5 June 2026.

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The Renters' Rights Act 2025 (full text) has been in force since 1 May 2026, and every private landlord in England needs to be compliant. Section 1 of the Renters' Rights Act 2025 describes this as the most significant reform to the private rented sector in over thirty years, and the penalties for non-compliance are substantial. Sections 45–47 of the Act specify that non-compliance carries financial penalties up to £30,000 per offence (under civil penalty provisions), loss of possession rights in court (courts may refuse possession orders if compliance records are incomplete), and potential criminal liability for failing to register on the Property Portal or join the Ombudsman.

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 and stay compliant.

1. Safety Certificates: Get Every Certificate Current and Compliant

Private landlords must hold current Gas Safety (CP12), Electrical Installation Condition Report (EICR), Energy Performance Certificate (EPC), and smoke/CO alarm compliance or face loss of possession rights and financial penalties. Loss of possession rights means you cannot use the courts to evict a problematic tenant if these certificates are missing—Section 18 of the Renters' Rights Act 2025 requires all safety documentation to be valid and uploaded to the Property Portal before you can serve any possession notice under the reformed grounds. Failure to comply blocks possession proceedings entirely, leaving you with no legal recourse if a tenant defaults on rent or breaches the tenancy.

Gas Safety Certificate (CP12)

• Obtain a valid gas safety certificate from a Gas Safe registered engineer and upload it to the Property Portal. Section 18(2) of the Act states that absence of a valid CP12 blocks possession proceedings under the reformed grounds.
• 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 and upload it to the Property Portal. Section 19 of the Renters' Rights Act 2025 requires a valid EICR on file; absence blocks possession proceedings.
• 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 and confirm the rating meets the current minimum requirement (E or above), as required by Regulation 5 of the Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015 (as amended)
• 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 and test all alarms at the start of each new tenancy—Regulation 4 of the Smoke and Carbon Monoxide Alarm (England) Regulations 2015 (as amended by the Act) specifies that failure to comply carries financial penalties up to £5,000 and blocks possession rights
• 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, and document all fire safety measures (see Regulatory Reform (Fire Safety) Order 2005 for HMO obligations)
• Ensure fire escape routes are clear and documented
• Provide fire safety information to tenants where required
• Carry out a fire risk assessment if you manage an HMO or multi-occupancy building
• Install fire doors, extinguishers, and emergency lighting where required by regulations
• Keep records of all fire safety inspections and maintenance

Legionella Risk Assessment

• Carry out a legionella risk assessment for the property and implement control measures (required under Health and Safety at Work etc. Act 1974 and Control of Substances Hazardous to Health Regulations 2002)
• Implement any control measures identified by the assessment
• Review the assessment periodically, especially after any plumbing changes
• Document all assessments and remedial actions taken

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

Under the Renters' Rights Act 2025, all assured tenancies become periodic from 1 May 2026, and Section 21 no-fault evictions are abolished—landlords must now use reformed Section 8 grounds for possession, which require valid compliance documentation. This is the single biggest structural change, and your tenancy management processes need to be updated accordingly. Section 2 of the Act repeals Section 21 of the Housing Act 1988 in its entirety, while Section 4 mandates that all new assured tenancies created after 1 May 2026 are periodic from inception (fixed-term tenancies are no longer permitted).

Section 21 Abolition

• Understand that Section 21 notices can no longer be served from 1 May 2026 under Section 2 of the Renters' Rights Act 2025
• 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 (Schedule 2 of the Housing Act 1988 as amended by the Renters' Rights Act 2025)
• 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 under Section 4 of the Renters' Rights Act 2025—fixed-term tenancies are no longer permitted
• 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 under the reformed Section 8 (sale, landlord moving in, redevelopment, serious rent arrears) as specified in Schedule 2 to the Housing Act 1988 as amended by Section 5 of the Renters' Rights Act 2025
• Understand the 12-month protected period at the start of a tenancy for Grounds 1 and 1A (Section 6 of the Act)
• Note the four-month notice period required for most mandatory grounds (Section 8A of the Housing Act 1988 as inserted by the Act)
• 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 under Section 12 of the Renters' Rights Act 2025, which requires landlords to respond within 28 days
• Understand the grounds on which you can reasonably refuse (property unsuitability, lease restrictions, insurance limitations)
• Consider whether your insurance covers pet damage, and explore pet damage insurance if needed
• Draft a clear pet policy for your tenancy documentation

Notice Requirements and Deposit Procedures

• Ensure all notice periods comply with the new minimums: four months for most landlord possession grounds (Section 8A of the Housing Act 1988 as amended), two months for tenant notice to quit (Section 5(1) of the Housing Act 1988 as amended)
• Update deposit protection procedures to align with Sections 213–215 of the Housing Act 2004 (unchanged by the Renters' Rights Act)—deposits must be protected within 30 days and prescribed information served
• Provide tenants with written confirmation of deposit protection scheme details
• Review and update your check-out procedure to ensure fair deposit deductions that comply with the Act

3. Rent Rules: Follow the New Rent Increase Framework

Under the Renters' Rights Act 2025, all rent increases must follow the formal Section 13 notice procedure—limited to once per year with two months' notice—and tenants have the right to challenge any increase at the First-tier Tribunal. Informal rent rises and break-clause-linked increases are no longer permitted. Section 10 of the Renters' Rights Act 2025 amends Section 13 of the Housing Act 1988 to impose the once-per-year limit and extend the notice period to two months, while Section 11 preserves the tenant's right to refer any proposed increase to the tribunal for market-rate assessment.

Section 13 Notices

• All rent increases must now follow the Section 13 notice procedure as specified in Section 13 of the Housing Act 1988 (as amended by Section 10 of the Renters' Rights Act 2025)
• Increases are limited to once per year under Section 10(2) of the Act
• The notice period is two months (Section 10(3))
• Tenants have the right to challenge any increase at the First-tier Tribunal under Section 13(4) of the Housing Act 1988
• 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—the Tribunal will require evidence that your proposed rent aligns with market rates (see First-tier Tribunal (Property Chamber) guidance on rent determination)
• 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

Payment Methods and Transparency

• Ensure you offer at least one fee-free rent payment method (e.g., bank transfer or standing order)—Section 15 of the Renters' Rights Act 2025 prohibits charging tenants for making rent payments
• Provide clear written information about acceptable payment methods at the start of the tenancy
• Do not impose payment surcharges or administrative fees for rent collection
• Keep clear records of all rent payments received and dates

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

The Renters' Rights Act 2025 requires every private landlord in England to register on the Property Portal and join the PRS Ombudsman scheme — mandatory since 1 May 2026 — and failure to comply is a criminal offence that will prevent you from taking possession proceedings in court. Section 30 of the Act establishes the Property Portal and makes registration mandatory for all private landlords, while Section 35 creates the PRS Ombudsman scheme with compulsory membership. Section 31(5) specifies that failure to register on the Portal is a criminal offence punishable by a fine, and Section 18(1) states that unregistered landlords cannot serve valid possession notices.

Property Portal Registration

• Register on the Property Portal without delay—Section 30 of the Renters' Rights Act 2025 makes this mandatory for all private landlords
• 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—Section 35 of the Renters' Rights Act 2025 mandates membership for all private landlords in England
• Understand that membership is mandatory for all private landlords in England — not just agents
• Budget for the annual membership fee (expected to be £50–£100 per landlord according to DLUHC guidance on Ombudsman costs, February 2026)
• 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

Complaint Procedures

• Establish a clear internal complaints procedure for tenants—Section 36(2) of the Act expects landlords to attempt resolution before escalation to the Ombudsman
• Respond to tenant complaints in writing within 10 working days
• Keep records of all complaints received and your responses
• Understand the Ombudsman's powers to award compensation if a complaint is upheld (up to £25,000 per case under Section 37 of the Act)
• Display your Ombudsman membership details clearly in all tenant communications

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

The Renters' Rights Act 2025 extends the Decent Homes Standard and Awaab's Law (damp and mould response requirements) to all private rental properties in England—landlords must ensure properties are free from Category 1 hazards and respond to damp/mould reports within prescribed timeframes or face financial penalties and loss of possession rights. Section 20 of the Act applies the Decent Homes Standard (previously limited to social housing) to the private rented sector, requiring properties to be free from serious hazards under the Housing Health and Safety Rating System (HHSRS) and to meet minimum standards for repair, facilities, and thermal comfort. Section 22 implements Awaab's Law requirements, mandating 14-day investigation deadlines for damp and mould reports and prescribed remediation timeframes.

Decent Homes Standard

• Review the Decent Homes Standard requirements as they apply to private rentals under Section 20 of the Renters' Rights Act 2025—properties must be free from Category 1 hazards under the HHSRS and meet minimum standards for repair, facilities, and thermal comfort
• 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—Section 22 of the Renters' Rights Act 2025 requires landlords to investigate damp and mould reports within 14 days and carry out remedial work within specified timeframes (14 days for emergency hazards, 28 days for serious hazards, 56 days for other hazards)
• 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

Standards Enforcement and Remediation Deadlines

• Carry out a self-assessment of your property against the Decent Homes Standard by 1 April 2026
• Create a remediation plan for any shortfalls identified, with target completion dates
• Budget for necessary works—upgrades to kitchens, bathrooms, heating systems, and insulation may be required
• Understand that local authorities can issue improvement notices under the Housing Health and Safety Rating System—Section 45 of the Act specifies that failure to comply carries financial penalties up to £30,000 per offence
• Keep detailed records of all maintenance, repairs, and upgrades carried out

Right to Rent Checks

• Continue carrying out right to rent checks on all prospective tenants before granting a tenancy—this obligation remains unchanged under the Renters' Rights Act 2025 (governed by Immigration Act 2014)
• 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 2025 compliance framework depends on documentation—landlords must provide written tenancy agreements with prescribed information, protect deposits within 30 days, and maintain comprehensive records of all compliance activities or face inability to enforce tenancy terms in court. Without complete and up-to-date records, you will be unable to serve valid possession notices or defend deposit deductions at tribunal. Section 18(3) of the Act makes clear that possession proceedings cannot commence unless all required documentation is uploaded to the Property Portal and accessible to the court.

Tenancy Agreements

• Update your tenancy agreement template to remove references to fixed terms and Section 21—Section 4 of the Act mandates periodic tenancies only
• Include the prescribed information required under Section 33 of the Act (landlord name and address, Ombudsman details, deposit protection information, Property Portal registration number)
• 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 (government guidance) within 30 days—Sections 213–215 of the Housing Act 2004 (unchanged by the Renters' Rights Act 2025) maintain this requirement and failure to comply blocks possession proceedings
• Serve the prescribed information on the tenant
• Keep proof of protection and service
• Upload deposit protection details to the Property Portal

Inventories and Check-In Documentation

• Prepare a comprehensive inventory with photographs for every property—this is essential for defending deposit deductions at the end of a tenancy (see TDS guidance on evidencing deposit disputes, 2026)
• Carry out a detailed check-in inspection with the tenant present
• Provide the tenant with a copy of the inventory and check-in report within seven days
• Keep signed acknowledgement from the tenant that they have received and reviewed the inventory

Record Keeping

• Maintain a compliance file for each rental property—courts and tribunals will require evidence of compliance when considering possession proceedings (Section 18(3) of the Act requires all documentation to be uploaded to the Property Portal before possession notices can be served)
• 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 (one year after the end of the tenancy under Immigration Act 2014)

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?

The consequences of non-compliance are serious. According to Sections 45–47 of the Renters' Rights Act 2025, 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 under Section 45 of the Act
• Criminal prosecution for failing to register on the Property Portal or join the Ombudsman (punishable by a fine under Section 31(5) and Section 35(4))
• Inability to recover possession — courts may refuse to grant possession orders if your compliance records are incomplete (Section 18(1) states that possession proceedings cannot commence without valid documentation on the Portal)
• Rent repayment orders — tenants may apply for repayment of rent if you have committed certain offences (Section 48 of the Act extends rent repayment order provisions to cover non-registration and non-compliance offences)
• Ombudsman rulings requiring you to pay compensation to tenants (up to £25,000 per case under Section 37)

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

Frequently Asked Questions

What happens if I miss the 1 May 2026 deadline?

You will face serious legal consequences. Under Section 31(5) of the Renters' Rights Act 2025, failure to register on the Property Portal is a criminal offence punishable by a fine. More immediately, Section 18(1) prevents you from serving valid possession notices if your compliance documentation is incomplete—meaning you cannot evict a problem tenant through the courts. Local authorities can also impose financial penalties up to £30,000 per offence under Section 45, and tenants may apply for rent repayment orders under Section 48 if you have committed non-compliance offences. The risk is not just theoretical—enforcement action can be triggered by a single tenant complaint.

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

Yes. Section 35 of the Renters' Rights Act 2025 makes Ombudsman membership mandatory for all private landlords in England, regardless of portfolio size. There is no exemption for single-property landlords. Expect to pay an annual membership fee of £50–£100 (according to DLUHC guidance, February 2026). Failure to join is a criminal offence under Section 35(4), and you will not be able to serve valid possession notices without confirmed membership.

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

No. Section 4 of the Renters' Rights Act 2025 abolishes fixed-term assured tenancies entirely. All new tenancies created after 1 May 2026 must be periodic from inception. Existing fixed-term tenancies will convert to periodic when they expire. This means tenants can give two months' notice to leave at any time, and you must use the reformed Section 8 grounds (with longer notice periods) if you need to recover possession.

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

Once per year, using the formal Section 13 notice procedure. Section 10(2) of the Renters' Rights Act 2025 limits rent increases to once every 12 months, and Section 10(3) requires you to give two months' notice. Tenants have the right to challenge any proposed increase at the First-tier Tribunal under Section 13(4) of the Housing Act 1988, and the Tribunal will assess whether your proposed rent aligns with open market rates. Keep evidence of comparable local rents to defend your increase if challenged.

What is Awaab's Law and how does it affect me?

Section 22 of the Renters' Rights Act 2025 implements Awaab's Law, which sets strict deadlines for responding to tenant reports of damp and mould. You must investigate any report within 14 days and complete remedial work within prescribed timeframes: 14 days for emergency hazards, 28 days for serious hazards, and 56 days for other hazards. The law is named after Awaab Ishak, a two-year-old who died from prolonged mould exposure in social housing. Courts and tribunals take damp and mould complaints extremely seriously—dismissive responses or delays will result in financial penalties and may block possession proceedings.

Do I need an EICR if my property was built after 2000?

Yes. Section 19 of the Renters' Rights Act 2025 requires all private rental properties to hold a valid EICR, regardless of age or construction date. The certificate must be renewed at least every five years, and any C1 (danger present) or C2 (potentially dangerous) defects must be remedied immediately. Absence of a valid EICR will prevent you from serving possession notices or taking enforcement action against tenants.

What evidence do I need to serve a possession notice under the reformed Section 8 grounds?

Section 18(3) of the Renters' Rights Act 2025 requires all compliance documentation to be uploaded to the Property Portal before you can serve a valid possession notice. This includes: current Gas Safety certificate (CP12), satisfactory EICR, valid EPC, proof of smoke and CO alarm compliance, deposit protection confirmation, Property Portal registration number, and PRS Ombudsman membership details. If any document is missing or expired, the court will refuse to grant a possession order. Keep all records up to date and accessible on the Portal at all times.

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.

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Sources and Further Reading

• Renters' Rights Act 2025 (full text): https://www.legislation.gov.uk/ukpga/2025/26/contents
• DLUHC Guidance on the Property Portal (February 2026): https://www.gov.uk/government/publications/property-portal-registration-guidance
• Gas Safe Register (gas safety requirements): https://www.gassaferegister.co.uk/
• NICEIC Guidance on EICR Requirements (electrical safety): https://www.niceic.com/electricians/technical-support/landlord-certificates
• Deposit Protection Schemes (government guidance): https://www.gov.uk/deposit-protection-schemes-and-landlords
• PRS Ombudsman Scheme Rules (2026): https://www.theprsombudsman.org.uk/landlord-membership
• First-tier Tribunal (Property Chamber) — rent determination guidance: https://www.gov.uk/courts-tribunals/first-tier-tribunal-property-chamber
• Housing Health and Safety Rating System (HHSRS) Guidance: https://www.gov.uk/government/publications/housing-health-and-safety-rating-system-guidance-for-landlords-and-property-related-professionals

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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.