The Renters’ Rights Act 2025 changed almost every stage of letting a home in England, and most of it has applied since 1 May 2026. If you are unsure whether your paperwork, adverts and processes have caught up, this Renters’ Rights Act 2026 landlord checklist takes you through it in the order you will meet it: what should already be done, what changes with every new let, how to run a tenancy now, and how possession works without Section 21.
Work through it property by property and tick off each item. Where something is still to come, such as the PRS Database, we have said so rather than treating it as settled. For the full background on every change, read our complete guide to the Renters’ Rights Act for landlords.
Key takeaways
- Every assured shorthold tenancy in England became a periodic assured tenancy on 1 May 2026. Section 21 can no longer be used for new notices.
- The government’s Information Sheet had to reach every existing tenant by 31 May 2026. If you missed it, serve it now and keep proof.
- For each new let: one advertised rent, no bidding, no rent before signing, and no more than one month in advance.
- Rent can only rise once a year using a Section 13 notice with two months’ notice.
- Pet requests need a written answer within 28 days, and you need a good reason to refuse.
- The PRS Database is rolling out from late 2026. Registration for you and each property is coming.
Renters’ Rights Act timeline: what applies now and what is next
The Act is being brought in in phases. The tenancy reforms are already law; the database, ombudsman and property standards follow. Plan your compliance around these milestones.
Renters’ Rights Act: key dates for landlords
2026
Tenancy reforms in force; Section 21 abolished
2026
Information Sheet deadline for existing tenants
2026
PRS Database rollout begins
Ombudsman membership expected to become mandatory
Decent Homes Standard and Awaab’s Law for private lets
1. Already due: tenancies that started before 1 May 2026
If you had tenants in place before the Act began, these items should already be done. If any are not, deal with them first, because several carry fines of up to £7,000.
- Serve the Information Sheet. Every named tenant on a written tenancy should have received the government’s Renters’ Rights Act Information Sheet 2026 by 31 May 2026. Download the PDF from GOV.UK and give it unaltered, on paper or as an email attachment. A link is not enough. If you missed the deadline, serve it now and keep proof of delivery.
- Put verbal tenancies in writing. If a tenancy was agreed only verbally, give the tenant written details of the key terms, following the government guidance.
- Stop relying on fixed end dates. Fixed-term ASTs became periodic assured tenancies on 1 May 2026. An end date or break clause in an old agreement no longer ends the tenancy.
- Retire rent review clauses. Contractual rent increase clauses no longer work. Rent now rises only through the Section 13 process (see section 3).
- Check any Section 21 notice still in play. No new Section 21 notices can be served. A notice served before 1 May 2026 only works under strict transitional deadlines, so take advice before relying on it.
2. Every new let: from advert to move-in
Run this list each time a property comes up for rent. Most of the new penalties apply at this stage, so it is worth building it into your letting process or your agent’s.
- Advertise one fixed rent. State a single asking rent and do not invite, encourage or accept offers above it. Rental bidding can cost up to £7,000.
- Don’t screen out benefits or children. You cannot refuse a tenant because they receive benefits or have children. Fair affordability and referencing checks are still allowed.
- Take no rent before signing. You cannot collect rent until the tenancy is agreed, and never more than one month in advance.
- Use a periodic written tenancy. New tenancies must be in writing and periodic. Granting a fixed term after 1 May 2026 can attract a civil penalty of up to £7,000.
- Cap and protect the deposit. The cap is still five weeks’ rent where annual rent is under £50,000. Protect it in a government-approved scheme within 30 days and serve the prescribed information. See our guide to deposit protection schemes.
- Keep the usual safety paperwork. The Act did not replace your existing duties: Right to Rent checks, a current gas safety record, EICR, EPC, and working smoke and carbon monoxide alarms.
3. During the tenancy: rent, pets and repairs
Rent increases
- Increase rent no more than once a year, using a Section 13 notice (Form 4A).
- Give at least two months’ notice before the new rent starts.
- Set the new rent at market level. Tenants can challenge it at the First-tier Tribunal. Our Section 13 notice guide walks through the form.
Pet requests
- Answer a written pet request in writing within 28 days. If you ask for more information, you have 7 days from receiving it.
- Refuse only with a good reason, such as a lease that bans pets, and give that reason in writing.
- Do not make consent conditional on pet insurance. See can landlords refuse pets for the details.
Repairs and standards
Your existing repair and fitness-for-habitation duties still apply. The Decent Homes Standard and Awaab’s Law are being extended to private lets, but no start date has been set for either, so watch for announcements rather than treating them as live.
4. Ending a tenancy: possession without Section 21
Possession now runs only through Section 8 grounds and the courts. Check the ground, the notice period and any restriction before you serve anything. Full detail is in the government’s grounds for possession guidance and our Section 8 grounds guide.
| Reason | Ground | Notice | Key condition |
|---|---|---|---|
| You or close family will move in | Ground 1 | 4 months | Not in the first 12 months of the tenancy |
| You are selling | Ground 1A | 4 months | Not in the first 12 months; not for pre-May 2026 non-shorthold assured tenancies |
| Serious rent arrears | Ground 8 | 4 weeks | 3 months’ rent (13 weeks if weekly or fortnightly), owed at notice and at the hearing |
| Student HMO needed for a new intake | Ground 4A | 4 months | Full-time students, advance notice given, possession between 1 June and 30 September |
- Arrears caused by Universal Credit delays don’t count towards the Ground 8 threshold.
- An unprotected deposit blocks possession. The court will not make an order if the deposit was not protected.
- Tenants give two months’ notice to leave, unless you both agree a shorter period in writing.
5. Coming next: the PRS Database and Landlord Ombudsman
- PRS Database: rolling out from late 2026. You will need to register yourself and each property, and a fee applies. Read our PRS Database registration guide to get your documents ready.
- Landlord Ombudsman: the first stage is targeted for 2026, with mandatory membership expected in 2028. See how ombudsman complaints will work.
- Energy standards: a minimum EPC C by 2030 is proposed for private lets, subject to the government’s final decision.
What getting it wrong can cost
| Breach | Maximum penalty |
|---|---|
| Information Sheet not served | £7,000 civil penalty |
| Rental bidding or advance rent breaches | £7,000 civil penalty |
| Granting a fixed-term tenancy after 1 May 2026 | £7,000 civil penalty |
| Repeat breaches or offences | Up to £40,000, or prosecution |
| Re-letting within 12 months after using Ground 1 or 1A | Offence; penalty up to £40,000 |
| Rent repayment orders | Up to 24 months’ rent |
Common mistakes landlords are making
- Emailing tenants a link to the Information Sheet instead of attaching the PDF.
- Reusing an old AST template with a fixed term or rent review clause.
- Asking for two or six months’ rent upfront from tenants with weak references.
- Ignoring a pet request and missing the 28-day window.
- Serving a sale or move-in notice inside the first 12 months of a tenancy.
Conclusion: what to do this week
Start with section 1: confirm every tenant has the Information Sheet and that no agreement still relies on a fixed term or rent review clause. Then update your letting templates so every new let follows section 2 by default. Finally, gather your property documents now so PRS Database registration is quick when your area opens.
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Written by The Landlords Portal Team, checked against GOV.UK guidance in October 2026. This checklist covers England only and is general information, not legal advice. For a specific tenancy, speak to a solicitor or housing adviser.
Frequently asked questions
I missed the 31 May 2026 Information Sheet deadline. What should I do?
Serve it straight away to every named tenant, as an unaltered PDF attachment or paper copy, and keep proof. You may still face a penalty, but serving late is better than not serving at all.
Can I still agree a 12-month fixed term with a tenant?
No. Tenancies in England are now periodic. Granting a fixed-term tenancy after 1 May 2026 can lead to a civil penalty of up to £7,000.
How much rent can I take upfront?
No more than one month’s rent in advance, and none before the tenancy is agreed. The deposit is separate and still capped at five weeks’ rent where annual rent is under £50,000.
How often can I put the rent up?
Once a year, using a Section 13 notice with at least two months’ notice. The tenant can ask the First-tier Tribunal to decide whether the new rent is fair.
When do I need to register on the PRS Database?
The database is rolling out from late 2026, area by area. Registration will cover you and each property and carries a fee. Watch for your area’s start date and have your safety certificates and tenancy details ready.
