The England Landlord Compliance Checklist — 41 Things to Do Under the Renters' Rights Act
Last reviewed: March 2026 | 10–12 min read | Category: Renters’ Rights Act
The Renters’ Rights Act is the biggest shake-up of landlord law since 1988. New obligations landed on 1st May 2026. More are coming from late 2026. Further changes are planned for 2028 and beyond. This checklist covers all of it — what is in force now, what is on the way, and what you should be preparing for — so you can see your compliance position clearly and act on what needs doing.
For the complete plain-English guide to the Act itself, see The Renters’ Rights Act: The Complete Guide for Landlords. This checklist is the working reference; the article on the Renters’ Rights Act is the full explanation.
Each item is badged to show where it sits in the implementation timeline:
IN FORCE
Current law from 1st May 2026. Non-compliance risks a fine of up to £7,000 now — rising to £40,000 for serious or repeat breaches.
COMING
Phase 2 obligations rolling out from late 2026. Not yet mandatory — but start preparing now. Timelines subject to secondary legislation.
FUTURE
Phase 3 — subject to government consultation. No confirmed date. Direction of travel is clear; plan proactively.
Key takeaways (read this first)
• 33 obligations are in force now — most landlords are non-compliant on at least 3–5 of them without knowing it.
• The maximum fine is £7,000 per breach — rising to £40,000 for serious or repeat non-compliance, with criminal prosecution possible.
• The PRS Database registration is coming from late 2026 — you will need to be registered to use certain Section 8 possession grounds. Start preparing now.
• A deposit compliance failure blocks possession — under the new Section 8-only regime, failure to properly protect a deposit in a government-approved scheme can prevent you from obtaining a possession order. Protection is the trigger — not serving the prescribed information, which is a separate obligation.
• Your letting agent is your liability — for advertising, discrimination, referencing, and rent collection. Their non-compliance is your fine.
• This checklist is the article summary — each section links to the full plain-English guide on that topic. Use it as your overview; follow the links for the detail.
Get the full landlord compliance toolkit
Everything you need to stay compliant under the Renters’ Rights Act — without missing a step or risking a £7,000 fine.
Printable 41-point compliance checklist
Information sheet delivery log (protect your evidence)
Section 8 quick reference guide (get possession right first time)
Rent increase letter template (Section 13 compliant)
Pet request response templates (avoid unlawful refusals)
Key landlord deadlines calendar (never miss a legal deadline)
Instant access. Download and use today.
Important: This article covers England only
This checklist covers England only. Different rules apply in Scotland, Wales and Northern Ireland.
1. Tenancy Documents and Transition
Full detail: Article 7 — Your Tenancy Agreement Has Changed | Article 3 — The Government Information Sheet
01
IN FORCE
Existing written tenancy
Serve the government Information Sheet on every tenant. Deadline 31st May 2026. If you have not done this yet, serve it now and keep proof of delivery — a dated email with read receipt, recorded post, or signed receipt. See Article 3.
02
IN FORCE
Verbal tenancy (no written agreement)
Verbal tenancy (no written agreement): serve a full Written Statement of Terms — not just the Information Sheet — on each tenant. Deadline 31st May 2026. If not done, act immediately. Continued non-compliance risks a £7,000 fine and can block future possession claims. See Article 7
03
IN FORCE
New lettings from 1st May 2026
Provide the Written Statement of Terms to the tenant before they sign. This can be inside the tenancy agreement or as a separate document — but the tenant must have it before signing. Missing this is a £7,000 fine. See Article 7.
04
IN FORCE
Check your new tenancy template contains all prescribed items
Pet rights clause, security of tenure statement, Section 13 rent increase statement, Equality Act disability improvements statement, landlord’s service address, gas safety obligations (where applicable). Old AST templates from before May 2026 are missing these. Do not use them for new lettings. See Article 7.
05
IN FORCE
Remove all fixed term dates from your tenancy templates
All tenancies are now periodic. Any purported fixed term has no legal effect — and actively including one in a new agreement is itself a breach carrying a £7,000 civil penalty.
06
IN FORCE
New tenancies only
Do not request or accept rent before the tenancy agreement is signed. After signing, one month’s rent in advance is the maximum. Deposits are separate and unaffected — they can still be collected in full at or before commencement. Existing tenancy advance rent arrangements are grandfathered.
2. Possession — Section 8 Readiness
Full detail: Section 8 Explained
07
IN FORCE
Section 21 is abolished
You cannot serve a no-fault eviction notice. Every possession claim now requires a legal ground under Section 8, the correct Form 3A notice, and — if the tenant does not leave — a court order. There is no shortcut. See Section 8 Explained
08
IN FORCE
Build an evidence file for every tenancy
Signed agreement, deposit protection certificate and prescribed information receipt, rent payment record, inspection reports, maintenance correspondence. Under Section 8, your possession case is only as strong as your evidence. A missing document can sink a valid claim.
09
IN FORCE
Know the notice period for each Section 8 ground before you need it.
Ground 8 (rent arrears — now 3 months minimum): 4 weeks. Ground 1A (selling): 4 months, minimum 12 months into the tenancy. Ground 1 (moving in): 4 months, minimum 12 months into the tenancy. Ground 14 (anti-social behaviour): 2 weeks or immediate. Getting the period wrong renders the notice invalid.
10
IN FORCE
If you intend to sell and recover possession via Ground 1A
You cannot use this ground in the first 12 months of any tenancy. For tenancies that converted on 1st May 2026, the 12-month protected period resets — it runs from 1st May 2026 for all existing tenancies, regardless of when they originally started. After the notice period expires, the property cannot be re-let for 12 months — so you can serve notice after 8 months so that it expires at the 12-month mark, then the re-letting ban runs for a further 12 months from that expiry date.
11
IN FORCE
Do not misuse Section 8 grounds
Using a ground you cannot legitimately establish — for example, claiming to sell and then re-letting within 12 months of the notice expiry date — exposes you to a Rent Repayment Order of up to 2 years’ rent. Courts take fraudulent possession claims seriously. See Section 8 Explained.
3. Rent Increases — Section 13 Process
Full detail: Article 5 — How to Increase Your Rent Legally
12
IN FORCE
Your contractual rent review clause is void from 1st May 2026
whether it references CPI, RPI, a fixed percentage, or any other mechanism. The only lawful route to a rent increase is via Section 13 of the Housing Act 1988, using Form 4A. Remove all contractual review clauses from your templates.
13
IN FORCE
Section 13 rules
one increase per 52 weeks, two months’ minimum notice via Form 4A, rent must be at or below open market rate, cannot increase in the first 52 weeks of a new tenancy. Any deviation voids the notice. Use Form 4A — not the old Form 4, which is invalid from 1st May 2026. See Article 5.
14
IN FORCE
Know how tenant challenges work
A tenant can refer a Section 13 notice to the First-tier Tribunal (the independent panel that reviews rent disputes) for free. The tribunal sets a market rate rent — and it cannot be set higher than what you proposed. If the tenant challenges and wins, the new lower rent applies from the tribunal’s decision date, not from your notice date.
15
IN FORCE
Rental bidding is banned
You must advertise a specific rent and you cannot accept an offer above it — even if a prospective tenant volunteers to pay more. If your letting agent has any bidding mechanism in their software or process, have it removed. You are liable for your agent’s practices. (Full guide to the advertising rules: Article 10 — coming soon.)
4. Deposit Compliance
No dedicated article yet — full deposit rules are covered in Article 2 — The Complete Guide.
16
IN FORCE
Protect every tenancy deposit in a government-approved scheme (DPS, MyDeposits, or TDS) within 30 days of receipt.
Keep the protection certificate permanently — you will need it as evidence in any possession claim. Unprotected deposits can block Section 8 possession orders under certain grounds.
17
IN FORCE
Serve the Prescribed Information on the tenant within 30 days of receiving the deposit
This is a separate requirement from protecting it. The Prescribed Information includes details of the scheme, how to get the deposit back, what deductions can be made, and what to do if there is a dispute. Keep proof that you served it. Note: it is the failure to protect the deposit (item 16) that blocks a Section 8 possession order — failure to serve the Prescribed Information is a separate breach but does not itself block possession.
18
IN FORCE
The deposit cap
The deposit cap is five weeks’ rent for properties with annual rent under £50,000; six weeks for annual rent of £50,000 or above. Holding a deposit above the cap is a breach of the Tenant Fees Act 2019. You cannot top up a deposit during the tenancy.
19
IN FORCE
At the end of a tenancy
Return the deposit (or the undisputed portion) within 10 days of agreeing deductions. If there is a dispute, use the scheme’s dispute resolution service rather than withholding the full amount. A disputed deposit held unreasonably can be pursued as an unlawful deduction.
5. Mandatory Safety Certificates
No dedicated article yet — safety certificate obligations are covered in Article 2 — The Complete Guide.
20
IN FORCE
Gas Safety Certificate
Required annually for every property with a gas supply. Carry out the check by a Gas Safe registered engineer. Serve a copy on the tenant within 28 days of the check and before any new tenant moves in. Keep records for 2 years. Failure carries an unlimited fine and can result in imprisonment.
21
IN FORCE
Electrical Installation Condition Report (EICR):
required every 5 years (or at every change of tenancy if sooner). Carried out by a qualified electrician. Serve a copy on the tenant within 28 days and before any new tenant moves in. If the report is unsatisfactory, remedial works must be completed within 28 days. Failing to comply is a fine of up to £30,000.
22
IN FORCE
Energy Performance Certificate (EPC)
required for every letting. Current minimum rating is E — you cannot let a property rated F or G. The government has consulted on raising this to C by 2030 (see item 40 below). Keep a valid EPC on file and provide a copy to the tenant at the start of the tenancy. An EPC is valid for 10 years.
23
IN FORCE
Smoke alarms
at least one working smoke alarm on every storey used as living accommodation. Carbon monoxide alarms: required in every room with a fixed combustion appliance (boiler, log burner etc). Both must be in working order at the commencement of every tenancy — the Smoke and Carbon Monoxide Alarm Regulations 2015 (as amended 2022) place an explicit duty on landlords to test them on the first day of each new tenancy. Keep a written record of the test date and result — this is your evidence if the requirement is ever questioned.
24
IN FORCE
Legionella risk assessment
not a certificate, but a legal duty under the Health and Safety at Work Act 1974 and the Control of Substances Hazardous to Health Regulations. Landlords must assess and manage the risk of Legionella — particularly in properties with water storage tanks, or water systems with temperatures that could allow bacteria to grow. HSE guidance is clear that for most standard residential lettings the risk is low and landlords can carry out the assessment themselves without a specialist contractor. A written risk assessment recording what you checked and found is your evidence of compliance. |
25
IN FORCE
How to Rent guide
serve the current version on the tenant at the start of every new tenancy and each time it is renewed or re-let. The guide is updated periodically by the government — always download a fresh copy from GOV.UK rather than using a stored version, as an outdated copy does not satisfy the requirement.
6. Property Standards — Ongoing Obligations
No dedicated article yet — HHSRS and property standards are covered in Article 2 — The Complete Guide.
26
IN FORCE
Housing Health and Safety Rating System (HHSRS)
local councils can inspect your property and take enforcement action for Category 1 hazards — serious risks to health or safety including damp and mould, excess cold, falls, fire, and electrical hazards. From 27th December 2025, councils have expanded investigatory powers, including the right to enter properties without prior notice in some circumstances. A Category 1 hazard can result in an improvement notice, a prohibition order, or emergency remedial action at your cost.
27
IN FORCE
Repair obligations under Section 11 of the Landlord and Tenant Act 1985
you are responsible for maintaining the structure and exterior, and installations for water, gas, electricity, heating, and sanitation. Respond to repair reports promptly and in writing. Keep a record of every repair report, your response, and the resolution — this is your evidence if a disrepair claim is made.
28
IN FORCE
HMO licensing
if your property is let to 5 or more people from 2 or more households sharing facilities, it requires a mandatory HMO licence from your local council. Many councils also apply additional or selective licensing to smaller HMOs or to all properties in specific areas — check your local council’s licensing register to confirm whether your property requires a licence even if it falls below the mandatory HMO threshold. Operating an unlicensed HMO carries a fine of up to £30,000 and can result in a Rent Repayment Order covering 12 months’ rent.
29
COMING
Decent Homes Standard
the government will apply a minimum property condition standard to all private rented sector properties. This is currently standard only in social housing. The confirmed target date for the private sector is 2035 — but the direction of travel is clear. Properties with significant damp, mould, structural defects, or inadequate heating should be improved now rather than later. The cost of retrospective upgrades will be higher than planned maintenance.
30
FUTURE
Awaab's Law (extended to PRS)
currently applies to social housing — requiring landlords to fix serious health hazards such as damp and mould within legally specified timeframes. The government has confirmed its intention to extend this to the private rented sector, but the consultation details and implementation timeline are not yet published. When it lands, failure to act within specified timeframes will be a criminal offence. Properties with known damp and mould issues should be addressed now.
7. Advertising and Discrimination
Full detail: Article 6 — Pets, Benefits and Children
31
IN FORCE
Remove all discriminatory language from every property advert
Remove all discriminatory language from every property advert on every platform. ‘No DSS’, ‘no housing benefit’, ‘no children’, ‘young professionals only’, ‘must be in permanent employment’, ‘suitable for a working couple’ — all unlawful, directly or indirectly. This applies to your own listings and everything your letting agent publishes on your behalf. Fine: up to £7,000. See Article 6.
32
IN FORCE
Assess every application on individual merits
You can run affordability checks, credit checks, and reference checks. You can require a guarantor where referencing reveals risk. You cannot reject an applicant because they receive benefits or have children — even before the referencing process begins. Document your selection decision in writing.
33
IN FORCE
Mortgage and insurance terms
Any clause in a mortgage, superior lease, or insurance contract entered into or renewed on or after 1st May 2026 that requires you to discriminate against benefits claimants or families with children has no legal effect. Check your terms at every renewal and flag any such clause with your broker.
34
IN FORCE
Brief your letting agent on the discrimination rules in writing and keep a copy
If your agent discriminates in how they advertise, screen applicants, or conduct viewings — including through automated filters in their software — you are liable for the fine. Get written confirmation from them that their processes are compliant.
8. Pet Requests
Full detail: Article 6 — Pets, Benefits and Children
35
IN FORCE
Remove any blanket 'no pets' clause from your tenancy templates
Replace it with a clause that allows pets with prior written consent, which will not be unreasonably withheld. A blanket clause has no legal effect and, if challenged, damages your position. You can still advertise ‘no pets’ at the application stage — the right to request only belongs to tenants once the tenancy has begun. See Article 6.
36
IN FORCE
When a tenant submits a written pet request
Respond in writing within 28 days. Log the date the request arrived — this starts the clock. If you need more information, ask for it within the 28-day window. If you refuse, give specific written reasons that relate to the property and the specific pet. Keep every piece of correspondence permanently. See Article 6.
37
IN FORCE
If you grant a pet request, the consent is irrevocable for that specific named animal
Write the consent specifically — species, breed, description, date. If the pet dies and the tenant wants a replacement, a new written request is required. You cannot require the tenant to take out pet damage insurance — this provision was removed from the final Act. Your remedy for pet damage is the deposit, or a court claim if damage exceeds it.
9. PRS Database and Landlord Ombudsman
No dedicated article yet — PRS Database and Ombudsman context covered in Article 2 — The Complete Guide. This article will be updated as Phase 2 timelines are confirmed.
38
COMING
PRS Database registration
From late 2026, the government will begin a regional rollout of the mandatory Private Rented Sector Database — not all landlords go live simultaneously, it will be area by area. All landlords will ultimately be required to register themselves and each property. Registration will attract an annual fee (amount to be confirmed). Critically: you will need to be registered to use certain Section 8 possession grounds — meaning an unregistered landlord may be unable to obtain a possession order. Watch GOV.UK for the rollout timeline and register as soon as your area goes live.
39
COMING
PRS Landlord Ombudsman
The government expects mandatory membership to be required from 2028, after the Database is established. The Ombudsman will provide binding dispute resolution for tenant complaints — without needing to go to court. Landlords will pay an annual membership fee per property. Prepare now by improving your complaints handling process: a documented response to every repair report and complaint is your first line of defence when the Ombudsman scheme is live.
40
COMING
Local council enforcement powers
Since 27 December 2025, councils have had expanded investigatory powers — including the right to demand information from landlords, letting agents, banks, and other third parties, and new powers of entry to both business and residential premises. These powers are already in use. The Renters’ Rights Act explicitly links council enforcement to the PRS Database once it goes live — councils will use registration data to identify unregistered landlords and target enforcement. A clean compliance record now is the best preparation for what comes next.
10. Future Property Standards — Plan Ahead Now
No dedicated article yet — EPC and energy efficiency changes will be covered in a Phase 3 article. For context, see Article 2 — The Complete Guide.
41
FUTURE
EPC rating C by 2030
The government has consulted on requiring all newly let properties to achieve a minimum EPC C rating from 2030, with all occupied tenancies following by 2035. This is not yet confirmed in law — the consultation outcome is pending. But the direction is unmistakable. If your properties are rated D or below, get an EPC assessment and a retrofit cost estimate now. The cost of planned improvements is significantly lower than emergency upgrades under a regulatory deadline.
Your Compliance Position at a Glance
Category
Items in force now
Max fine
Tenancy documents
Items 1–6
£7,000 per breach
Possession readiness
Items 7–11
Rent repayment order up to 2 years’ rent
Rent increases
Items 12–15
£7,000 per breach
Deposit compliance
Items 16 – 19
1–3× deposit amount + can block Section 8 possession
Safety certificates
Items 20–25
Up to £30,000
Property standards
Items 26–28
Up to £30,000 (HMO) / £40,000 (HHSRS)
Advertising/discrimination
Items 31–34
£7,000 per breach
Pet requests
Items 35–37
£7,000 per breach
This article is guidance only and not formal legal advice. Compliance requirements can change as secondary legislation is published. For complex situations — including possession claims, discrimination complaints, or HMO licensing — consult a specialist landlord solicitor.
Everything you need to stay compliant — in one place
The Landlord Compliance Toolkit gives you every document, template and guide you need to comply with the Renters’ Rights Act — without second-guessing or risking costly mistakes.
Includes:
- Printable 41-point compliance checklist
Pet request response templates (stay within the law)
Advertising compliance checklist (avoid discrimination fines)
Form 4A walkthrough (get rent increases right first time)
Section 8 grounds reference guide (avoid invalid notices)
Fully compliant Assured Periodic Tenancy template (all prescribed items included)
Built for landlords with one or two properties — no legal jargon, no guesswork.
Instant access. Download and use today.
One compliance mistake can cost £7,000. This pays for itself immediately.
A NOTE ON THIS ARTICLE
This article is general guidance only and does not constitute legal advice. While every effort is made to keep information accurate and up to date, landlord obligations can vary depending on individual circumstances.
If you are dealing with rent arrears, a possession claim, or a complex tenancy situation, you should seek advice from a qualified landlord solicitor before taking action.