Updated: March 2026 • Based on UK Law
The Renters’ Rights Act 2025 is the biggest change to English tenancy law in over 30 years. Every private landlord in England is affected. Here’s what changes:
- Section 21 abolished — no more “no-fault” evictions
- All tenancies become periodic — fixed terms gone overnight
- 37 possession grounds replace the current 17
- Written Statement of Terms — mandatory for all new tenancies, fines up to £7,000
- Tenants can request pets — landlords must respond formally within 28 days
- Rent increases once per year only — contractual rent review clauses void
What Is a Landlord Compliance Checklist?
A landlord compliance checklist is a chronological list of every obligation under the Renters’ Rights Act 2025 that private landlords in England must complete before, on, and after 1 May 2026 — covering pre-tenancy checks, tenancy agreements, deposit protection, safety certificates, pet permissions, rent increase rules, and possession grounds.This guide covers every landlord obligation under the Renters’ Rights Act 2025 taking effect 1 May 2026, including tenancy changes, notice periods, and compliance deadlines.
The government just handed every private landlord in England a 37-ground possession system, 6 new mandatory obligations, fines starting at £7,000 and escalating to £40,000 — and gave you until 1 May 2026 to figure it all out. No grace period. No transition extension. Miss one deadline and the court blocks your ability to regain possession of your own property.
Rent review clauses you’ve relied on for years are void overnight. Pet requests you ignore for 42 days become automatic consent. If you’re staring at the Renters’ Rights Act wondering where to even start — you start here.
✓ Free Interactive Landlord Compliance Checklist
Every obligation in chronological order. Tick items off as you complete them — your progress saves automatically. Includes countdown timer, deadline warnings, penalty information, and direct links to every template and GOV.UK resource you need.
1. Before the Tenant Moves In
Complete these in order for every new tenancy from 1 May 2026. Miss one and you risk fines, voided notices, or failed possession claims down the line.
Right to Rent Check
Verify tenant identity documents and immigration status before the tenancy starts. Check original documents, make copies, and keep them for the duration of the tenancy plus 12 months. Penalties for non-compliance: up to £20,000 per tenant.
→ Right to Rent Check template | GOV.UK guidance
Tenant References & Guarantor
Employment, previous landlord, and credit references. Document tenant consent before processing personal data. If a guarantor is needed, the guarantor agreement must be signed before the tenancy starts.
→ Tenant Reference Form template | Guarantor Agreement template
Written Statement of Terms — NEW & MANDATORY
The government has not published a standard template — the structure and wording is entirely on you. Read our full Written Statement of Terms guide.
→ Written Statement of Terms template
Tenancy Agreement — Updated for Periodic Terms
All new tenancies from May 2026 must be periodic — fixed-term ASTs are abolished. Your agreement must reflect the new structure: no fixed end date, correct notice periods, updated possession grounds.
→ Assured Periodic Tenancy template
Deposit Protection & Inventory
Deposit: Protect in a government-approved scheme within 30 days. Serve prescribed information separately — this is a distinct legal requirement. Courts cannot grant possession (except Grounds 7A/14) without deposit compliance.
Inventory: Detailed record of property condition and contents at check-in, signed by both parties. Without one, deposit deduction disputes almost always go in the tenant’s favour.
→ Deposit Protection Notice template | Inventory template
New Rules: Pet Permission, Rental Bidding, Discrimination
- Pet requests: Tenants can request to keep a pet in writing. You must respond within 28 days — silence means consent. Use a Pet Permission Decision Notice to document your response. If approved, issue a Pet Addendum with conditions
- Rental bidding banned: The advertised rent is the maximum. You cannot invite or accept higher offers
- No advance rent: Maximum one month’s rent before the tenancy starts
- Anti-discrimination: Blanket bans on tenants with children or receiving benefits are now illegal
2. Existing Tenancies — What You Must Do by 31 May 2026
Already have tenants? You have transition obligations too — and the deadlines are tight.
| Obligation | Deadline | Penalty |
|---|---|---|
| Send Government Information Sheet to all existing tenants with written agreements — use an Information Sheet Receipt to prove delivery | 31 May 2026 | Up to £7,000 |
| Written Statement of Terms for any tenants with oral agreements only | 31 May 2026 | Up to £7,000 |
| Review existing ASTs — all convert to periodic automatically | 1 May 2026 | Unenforceable clauses |
| Serve any planned Section 21 notices (last chance) | 30 April 2026 | Permanently unavailable after |
→ Written Statement of Terms template | Read the full Renters’ Rights Act 2025 guide
3. Health & Safety — Ongoing Obligations
These aren’t new for 2026, but they’re now directly linked to your ability to seek possession. Courts can refuse your claim if safety compliance isn’t in order.
- Gas safety certificate — Annual inspection by Gas Safe registered engineer. Copy to tenant within 28 days → Gas Safety Log template
- Electrical safety (EICR) — Every 5 years by a qualified person. Copy to tenant within 28 days → EPC Register template
- Energy Performance Certificate (EPC) — Valid EPC before tenant moves in. Minimum rating E → EPC Register template
- Smoke alarms — At least one on every storey. Test at start of each tenancy
- Carbon monoxide alarms — Required in any room with a fixed combustion appliance
- Awaab’s Law — Extension to private rented sector coming (timeline TBC). Landlords must address damp and mould within specified timeframes
4. During the Tenancy — Ongoing Management
The rules change from the moment 1 May 2026 hits — including how you increase rent, inspect the property, and handle pet requests.
Rent Increases — Section 13 Only, Once Per Year
Rent can only be increased using a Section 13 notice (Form 4A from May 2026). Maximum once every 12 months with at least two months’ notice. All existing contractual rent review clauses — including RPI/CPI increases — are void.
Tenants can challenge above-market increases at the First-tier Tribunal. The Tribunal cannot set rent higher than the landlord proposed — so tenants have nothing to lose by challenging.
Property Inspections & Maintenance
Give reasonable written notice before any inspection. Document findings with the Property Inspection Report template. Track repairs and contractor details in your Maintenance Log.
Pet Permissions
Respond to every pet request within 28 days using a Pet Permission Decision Notice. If approved, issue a Pet Addendum with conditions. Update the inventory before the pet arrives.
5. Breaches, Disputes & Correspondence
With Section 21 gone, your correspondence trail is your evidence trail. Verbal warnings carry no weight in court.
- Late Rent Letter Pack — Graduated approach: first reminder, second reminder, formal demand. Courts expect evidence you tried to resolve arrears before seeking possession
- Breach of Tenancy Letter — Formal notice of a tenancy breach with a reasonable deadline to remedy it. Essential for Section 8 Ground 12
- Property Damage Letter — Document damage, require repair or compensation, preserve evidence for deposit deductions
- Nuisance & ASB Warning — Formal warning for antisocial behaviour. Essential evidence for Section 8 Ground 14
6. Notices & Termination — The Only Route Now
From 1 May 2026, every possession claim goes through Section 8. There is no other route. Get the notice wrong and you start again — losing months.
| Template | What It Does | When You Need It |
|---|---|---|
| Section 8 Particulars Builder | Evidence statement for Form 3/3A | Every possession claim |
| End of Tenancy Confirmation | Move-out obligations, deposit return | Every tenancy ending |
| Witness Statement | CPR Part 32 format for court | Contested hearings |
| Evidence Bundle | Organised documents for court | Any court hearing |
| Landlord Defence Statement | Respond to tenant counterclaims | Deposit disputes, counterclaims |
Get the complete court toolkit: the Eviction Pack includes 6 templates for £30 — Section 8 builder, ASB warning, defence statement, evidence bundle, and witness statement.
7. Registration & Future Compliance — Prepare Now
Phase 2 and 3 of the Renters’ Rights Act bring more obligations. Start preparing now.
- PRS Database registration (late 2026) — Mandatory registration of all landlords and properties. Courts cannot grant possession without it (except Grounds 7A/14). Penalties: £7,000 to £40,000. Start assembling compliance documents now
- PRS Ombudsman (expected 2028) — Mandatory membership for all private landlords. Legally binding dispute resolution without court. Maintain clear records of all tenant interactions, complaints, and resolutions
- Digital record-keeping — Digitise all compliance documents: tenancy agreements, certificates, deposit info, inspection reports, correspondence. You’ll need these for Database registration and Ombudsman disputes
Frequently Asked Questions
When does the Renters’ Rights Act take effect?
Phase 1: 1 May 2026. Section 21 abolished, all tenancies become periodic, new possession grounds, Written Statement mandatory, pet request rights, rent increase rules, bidding ban, discrimination protections. Phase 2 (late 2026): PRS Database. Phase 3 (2028+): Ombudsman, Decent Homes Standard.
Do I need to issue a new tenancy agreement for existing tenants?
No. Existing ASTs convert to periodic automatically on 1 May 2026. No new paperwork is needed for the conversion. However, you must send the Government Information Sheet to all existing tenants by 31 May 2026, and you should review your agreement for clauses that become unenforceable.
What is the Written Statement of Terms?
A mandatory document covering 20+ prescribed items that must be provided before any new tenancy agreement is signed from 1 May 2026. It can be included in the tenancy agreement or provided separately. Penalty for non-compliance: up to £7,000, rising to £40,000 if not remedied within 28 days.
→ Written Statement of Terms template | Full guide
Can I still evict tenants?
Yes — through Section 8 only. 37 grounds are available, including new grounds for selling (1A) and redevelopment (1B). You must prove specific grounds with evidence. Read our Section 8 guide for full details.
How much will this cost me?
Templates start from £10 each with free lifetime updates — we monitor UK law changes and updated versions appear free in your My Templates page. No subscriptions, no recurring fees. The Renters’ Rights Essential Pack bundles the key templates you need for May 2026 (£99). Or save with: Essentials Pack (8 templates), Correspondence Pack (7 templates), Eviction Pack (6 templates), or the Landlord Ultimate Bundle (all 31 templates).
What if I already purchased templates?
You’re covered. Free lifetime updates — we monitor UK law changes and updated versions appear free in your My Templates page. No extra charges. No recurring fees.
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Hidden Problem: Many “Free Template” Sites Aren’t UK-Based
- Incorrect terminology taken from US contract law
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Save with Residential Landlord Bundle Packs
- Landlord Ultimate Bundle — All 31 templates
- Essentials Pack — 8 core tenancy templates
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Related Guides
- Renters’ Rights Act 2025 Guide UK
- Written Statement of Terms Guide UK
- Section 8 Notice Guide UK
- Assured Shorthold Tenancy Guide UK
- Pet Permission Decision Notice Guide UK
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Last updated: March 2026
Disclaimer: This guide provides general UK legal information for England only, not legal advice. Laws current as of March 2026 — Renters’ Rights Act 2025 Phase 1 takes effect 1 May 2026. Always verify current requirements with official sources. For complex situations, consider professional legal advice.
