Coming soon. A spreadsheet that works out the key deadlines for each of your lets in England, from the dates you type in, and shows what is due in the next 90 days. It covers deposits, rent increases, pet requests, Right to Rent follow-ups and the safety certificates that are easy to lose track of.
England only. Not legal advice. The tracker is a checklist and a diary, not a legal service. A completed checklist is not a certificate of compliance.
What it does
The Renters' Rights Act 2025 changed private renting in England on 1 May 2026. Most landlords now have more dates to track, not fewer. The tracker puts them in one place for up to 10 lets:
- Properties: type in the tenancy start, rent, deposit and holding deposit, rent in advance, last rent rise, Right to Rent check, pet request, EPC band and your safety dates.
- Deadlines: each date is worked out for you, with the rule it comes from. Red means the date is before the tracker date. Brass means it falls within the next 90 days.
- Next 90 Days: the 20 soonest actions across all your lets, with overdue items at the top.
- Checklist: Yes, No or N/A for each property, line by line.
- Watch list: announced changes, such as the PRS Database, kept separate and labelled Uncertain.
The deadlines it tracks
- Deposit protection, within 30 days of receiving the deposit, and a check against the deposit and holding deposit caps.
- Rent in advance, against the limit of 1 month (or 28 days) taken only after the tenancy is signed (gov.uk). For weekly and fortnightly rents, the sheet marks its reading of the legislation as "Our interpretation", so you know to check it.
- Rent increases: the earliest date a new rent can take effect, once a year and not in the first year, and the date to serve a section 13 notice with 2 months' notice.
- Pet requests: the 28-day deadline to reply in writing.
- Right to Rent follow-ups for anyone with a time-limited right to rent.
- Gas safety every 12 months, and when the record is due to tenants.
- EICR at least every 5 years, or sooner if the report says so, and when the report is due to tenants.
- EPC end date, 10 years from registration.
- Alarms checked on the day the tenancy began.
- Information Sheet and written information for each tenancy.
Key dates already in the workbook
- 1 May 2026: the main tenancy reforms came into force.
- 31 May 2026: deadline for giving existing tenants the Information Sheet (past).
- 31 July 2026: the window for court claims on old section 21 notices closed (gov.uk). The tracker records this as past, not as a live route.
Announced, not yet in force
The watch list keeps these apart from your real deadlines:
- The PRS Database (Register your rental property), announced to open region by region from 15 December 2026, with all landlords registered by 15 November 2027 and a fee of £65 per property per year. Not live when checked on 11 November 2026. Read our guide: PRS Database: when landlords in England must register.
- Registration numbers in adverts, date to be confirmed.
- Awaab's Law for private lets, under consultation, with no start date set.
Every rule has a source
The Key Dates, Rules and Penalties, Change Log and Sources tabs list each rule with its effective date, its status (in force, announced or uncertain), its gov.uk or legislation.gov.uk link and the date we checked it. If your certificate sets an earlier date than the rule, for example an EICR that asks for a sooner inspection, use the earlier date.
The government also publishes its own landlord checklist (PDF), which is worth reading alongside the tracker.
What will be in the download
- The Excel workbook, with Properties, Deadlines, Next 90 Days, Checklist, Key Dates, Rules and Penalties, Change Log and Sources tabs.
- A filled copy with three fictional lets, labelled EXAMPLE DATA, and a blank copy.
- Works in Excel. Google Sheets: import the .xlsx; most features work.
- A ten-minute quick start.
Who it is for, and who it is not for
It is for self-managing landlords with one to ten lets in England who want their dates in one place.
It is not legal advice, a legal service or a certificate of compliance. A Yes on the checklist records what you typed. It does not mean a property meets the law. It does not cover Scotland, Wales or Northern Ireland.
FAQ
What do landlords need to do under the Renters' Rights Act?
Use periodic tenancies and the section 8 grounds, raise rent 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. Our Renters' Rights Act checklist has the full list.
When did the Renters' Rights Act start?
The main tenancy changes came into force on 1 May 2026. Later phases, including the PRS Database, are still being rolled out.
How often can I increase the rent?
Once a year, with a section 13 notice giving at least 2 months' notice, and not in the first year of the tenancy.
What notice period applies now?
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 of a tenancy.
Do I need to register on the PRS Database?
Registration is announced to open regionally from 15 December 2026, with everyone registered by 15 November 2027. It was not live when we checked on 11 November 2026.
Does it work for Scotland, Wales or Northern Ireland?
No. The Renters' Rights Act and this tracker cover private lets in England only.
Coming soon
The Renters' Rights Act Deadlines Tracker is coming soon. Price and launch date to be announced. Email [email protected] to hear when it launches.
Choosing a new tenant? Our tenant screening checklist and Right to Rent checklist for England cover the steps before a let, and the Tenant Screening pack puts them into templates. The tracker is sold separately and is not part of the Landlord Starter Kit. Back to home
Sold by Shane Stanford trading as Ashlar Ledger. This is not legal advice. Rules checked against official sources on 10 and 11 November 2026.
Ashlar Ledger: figures you can build on.