The Renters' Rights Act 2025 is the biggest change to private renting in England in more than 30 years. The main tenancy changes came into force on 1 May 2026, and more is still to come, including the new landlord database. This checklist sets out what is already law, what each landlord should have done, what to keep on top of now and what is announced but not yet in force.
The Act applies to private lets in England only. Scotland, Wales and Northern Ireland have their own rules. This is general information, not legal advice. Use the official gov.uk overview for landlords and the guide to the Act as your reference, and take legal advice for your own tenancies.
The timeline so far
- 27 October 2025: the Act received Royal Assent (legislation.gov.uk).
- 27 December 2025: new investigation and enforcement powers for councils came into force.
- 1 May 2026: Phase 1, the main tenancy reforms, came into force.
- 31 May 2026: deadline to give existing tenants the official Information Sheet (now past).
- 22 June 2026: councils gained a civil penalty of up to £7,000 for a category 1 hazard.
- 31 July 2026: last day to issue a court claim on a section 21 notice served before 1 May 2026 (now closed).
The government's implementation roadmap splits the rest into Phase 2 (from late 2026: the landlord database, the Ombudsman and the social sector) and Phase 3 (Awaab's Law and the Decent Homes Standard, with timing subject to consultation).
Part 1: what changed on 1 May 2026
These rules are in force now.
Tenancies
- [ ] Section 21 "no fault" evictions are abolished for private lets. Possession is now only through the section 8 grounds.
- [ ] Assured shorthold tenancies and fixed terms have been replaced by assured periodic tenancies. Existing ASTs converted automatically on 1 May 2026.
- [ ] A tenant can end the tenancy with 2 months' notice (gov.uk landlord guide).
Rent
- [ ] Rent can rise once a year, using a section 13 notice (Form 4A) with at least 2 months' notice. There can be no increase in the first year.
- [ ] Rent review clauses in tenancy agreements no longer have effect.
- [ ] A tenant can challenge an increase at the First-tier Tribunal. The tribunal cannot set a rent above the one you proposed.
- [ ] Written adverts must state a specific rent. You cannot ask for, encourage or accept offers above it (the bidding ban).
- [ ] Rent in advance is capped at 1 month (or 28 days), and can only be taken after the tenancy is signed and before it starts.
Discrimination and pets
- [ ] You must not refuse to let to someone, or treat them worse, because they have children or receive benefits (gov.uk rental discrimination guidance). The penalty is up to £7,000 per breach, per person.
- [ ] If a tenant asks to keep a pet, you must reply in writing within 28 days, and you cannot unreasonably refuse.
Possession grounds
- [ ] Ground 1 (you or close family moving in) and Ground 1A (selling) need 4 months' notice and cannot be used in the first 12 months of a tenancy.
- [ ] After using Ground 1 or 1A you cannot re-let or market the property for 12 months.
- [ ] Ground 8 (serious rent arrears) needs at least 3 months' arrears (13 weeks if rent is weekly or fortnightly), both when you serve notice and at the hearing, and 4 weeks' notice.
Part 2: deadlines that have passed
- [ ] Information Sheet. If you had a written tenancy agreement in place before 1 May 2026, you had to give every named tenant the official Renters' Rights Act Information Sheet 2026 by 31 May 2026. The fine for not doing so is up to £7,000. If you missed it, take advice now.
- [ ] Section 21 transition. For a section 21 notice served on or before 30 April 2026, a court claim had to be issued by 31 July 2026 at the latest (gov.uk). That window has closed. Claims issued in time carry on. Otherwise, you need a new section 8 ground.
Part 3: for every new tenancy
- [ ] Give the prescribed written information about the key terms before the tenancy is agreed (gov.uk). It can be in the tenancy agreement or separate. The fine for not doing so is up to £7,000.
- [ ] Do not give the How to Rent guide as a start-of-tenancy document. It was withdrawn on 1 May 2026 for new tenancies.
- [ ] Give the EPC before a viewing or when you first give written details about the property.
- [ ] Give the gas safety record and EICR before the tenant moves in.
- [ ] Complete the Right to Rent check before the tenancy starts. See our Right to Rent checklist for England.
- [ ] Protect the deposit and give the prescribed information within 30 days of receiving it.
- [ ] Check every smoke and carbon monoxide alarm is working on the day the tenancy begins.
Our tenant screening checklist covers the steps before this point, from advert to offer, and the Tenant Screening pack turns them into templates.
Part 4: safety dates to keep on top of
These are not new under the Act, but they are the dates most likely to slip.
- [ ] Gas: each appliance and flue checked at least every 12 months. Give each tenant a copy of the record within 28 days of the check (reg 36).
- [ ] Electrics: an EICR at intervals of no more than 5 years, or sooner if the last report says so. Give tenants a copy within 28 days, and do any remedial work within 28 days or the shorter period in the report (reg 3).
- [ ] Alarms: at least one smoke alarm on each storey with living accommodation, and a carbon monoxide alarm in any room with a fixed combustion appliance other than a gas cooker (reg 4).
- [ ] EPC: valid for letting for 10 years from registration (reg 9). Private lets currently need at least an EPC rating of E. A move to EPC C from 1 October 2030 has been announced and is not yet law.
Part 5: penalties
- Up to £7,000 for a breach, such as discrimination or the bidding ban (civil penalties guidance).
- Up to £40,000 for an offence, or the council may prosecute instead.
- A continuing breach more than 28 days after a penalty, or a repeat breach within 5 years, can become an offence. Repeat discrimination and bidding breaches stay civil, with a further penalty of up to £7,000.
- Rent repayment orders of up to 2 years' rent for offences from 1 May 2026 (gov.uk).
Part 6: announced, not yet in force
These are on the way, but the dates below are announced plans, not law in force, and they could change.
- Landlord database (PRS Database). Registration on the Register your rental property service is planned to start region by region from 15 December 2026, with all landlords registered by 15 November 2027. The announced fee is £65 per property per year. It was not live when we checked on 11 November 2026. See our guide: PRS Database: when landlords in England must register.
- Registration numbers in adverts. Planned, with the date to be confirmed.
- Landlord Ombudsman. Mandatory membership is expected in 2028.
- Awaab's Law for private lets. A consultation runs from 9 October to 18 December 2026 and asks whether to start in 2027, 2028 or 2029. No start date is set.
- Decent Homes Standard. The government's policy statement says it will apply to private lets from 2035. The regulations have not yet been made.
A note on checklists
A completed checklist is not a certificate of compliance. Ticking a box records what you did. It does not mean a court, a council or a tribunal would agree. Keep evidence: dated copies, emails and receipts.
FAQ
What do landlords need to do under the Renters' Rights Act?
Move to periodic tenancies, use section 8 grounds for possession, raise rent only once a year with a section 13 notice, follow the bidding and rent in advance rules, reply to pet requests within 28 days, and give written information before each new tenancy.
When did the Renters' Rights Act come into force?
The main tenancy changes came into force on 1 May 2026. The Act received Royal Assent on 27 October 2025, and later phases, including the landlord database, are still being rolled out.
How do rent increases work now?
Once a year, using a section 13 notice (Form 4A) with at least 2 months' notice, and not in the first year. The tenant can challenge the increase at the First-tier Tribunal.
How much notice do landlords need to give?
It depends on the ground. Grounds 1 and 1A, for moving in or selling, need 4 months' notice and cannot be used in the first 12 months. Ground 8, for serious arrears, needs 4 weeks' notice.
Do I need to register on the PRS Database?
It is planned. Registration is announced to start regionally from 15 December 2026, with everyone registered by 15 November 2027. It was not live when we checked on 11 November 2026.
Does the Renters' Rights Act apply in Scotland, Wales or Northern Ireland?
No. It applies to private lets in England only. The other nations have their own rules.
Track your own dates
The Ashlar Ledger Renters' Rights Act deadlines tracker for England is coming soon. It works out each deadline from the dates you type in for up to 10 lets, and keeps announced changes on a separate watch list. View the Renters' Rights Act Deadlines Tracker
This is not legal advice. Rules checked against official sources on 10 and 11 November 2026. Ashlar Ledger: figures you can build on.