Every UK landlord obligation (gas, electric, energy, deposits, Right to Rent, alarms) and what changed on 1 May 2026 with the Renters' Rights Act. We track all of this for managed landlords, but every landlord deserves to know it.
Royal Assent: October 2025. Single regime commencement: 1 May 2026. Every assured shorthold tenancy in England converts to an assured periodic tenancy. Section 21 is gone. The way rent is reviewed, the notices we serve and the grounds for possession all change. Here's the timeline.
1 May 2026
All new assured shorthold tenancies are replaced by assured periodic tenancies. Existing ASTs convert automatically. There is no fixed term anymore, and tenants can end the tenancy by giving two months' notice at any point.
1 May 2026
Landlords can no longer serve a Section 21 'no fault' notice. Possession can only be sought via Section 8 with a valid statutory ground.
31 May 2026
Every existing tenant must be given the new statutory Information Sheet and an updated written statement of tenancy terms within one month of the regime change. Failure carries a £7,000 civil penalty for a first offence and up to £40,000 for repeats.
From 1 May 2026
Rent can only be increased once every twelve months, and only via a Section 13 notice giving the tenant at least two months' notice. Rent review clauses in tenancy agreements are no longer enforceable.
From 1 May 2026
Most Section 8 grounds now require four months' notice, and possession cannot be sought within the first twelve months of a new tenancy. Mandatory rent arrears threshold rises from two to three months.
Annually
A Gas Safe registered engineer must inspect every gas appliance and flue once every twelve months. A copy of the certificate must be given to the tenant within 28 days of the inspection, and to any new tenant before they move in.
Penalty for non compliance, Unlimited fine and up to six months in prison under the Gas Safety (Installation & Use) Regulations 1998.
Every 5 years
Required by the Electrical Safety Standards in the Private Rented Sector Regulations 2020. A qualified electrician must inspect and test the fixed electrical installation. A copy must be supplied to the tenant within 28 days, and to the local authority on request.
Penalty for non compliance, Local authority civil penalty up to £30,000.
Every 10 years
Minimum E rating required from 1 April 2020. A valid EPC must be in place before the property is marketed. The government has consulted on raising the minimum to C for new tenancies from 2028. Keep an eye on this.
Penalty for non compliance, Civil penalty up to £5,000 per property, per breach.
Tested at the start of every tenancy
At least one smoke alarm on every storey used as living accommodation, and a CO alarm in every room with a fuel burning appliance (gas, oil, solid fuel). Alarms must be tested as working on the first day of the tenancy.
Penalty for non compliance, Local authority remedial notice and civil penalty up to £5,000.
Within 30 days of receipt
Deposits must be protected in a government approved scheme (DPS, MyDeposits or TDS) within 30 days of receipt, and the tenant given prescribed information about which scheme is used.
Penalty for non compliance, Tenant entitled to claim back between 1× and 3× the deposit at court; Section 21 cannot be served until prescribed information has been given (academic from 1 May 2026, see below).
Every new tenant, before move in
Landlords (or their agent) must check that every adult occupier has the right to rent in England. Documents must be original and seen in person or via the Home Office online checking service.
Penalty for non compliance, Civil penalty up to £20,000 per illegal occupier on first occurrence; criminal liability for repeat offenders.
At the start of every tenancy
A simple written risk assessment of the property's hot and cold water systems is required under the Health & Safety at Work etc. Act 1974 and the Approved Code of Practice L8.
Penalty for non compliance, Liability claims; HSE prosecution in serious cases.
Latest version, every new tenancy
The government's How to Rent guide must be given to every new tenant (in print or by email with their consent) before move in. Always use the most recent edition; it's updated each spring.
Penalty for non compliance, Section 21 cannot be served if not provided. Academic from 1 May 2026.
Ongoing
All upholstered furniture supplied with a let property must comply with the Furniture & Furnishings (Fire Safety) Regulations 1988, typically shown by a permanent display label.
Penalty for non compliance, Unlimited fine and up to six months' imprisonment.
Ongoing
Only permitted payments may be taken from a tenant: rent, a refundable holding deposit (one week's rent maximum), a refundable security deposit (five weeks' rent maximum for rents under £50,000 pa), permitted default fees, and a capped fee for tenancy changes (£50 inc VAT).
Penalty for non compliance, Civil penalty up to £5,000 for first breach; £30,000 (or criminal prosecution) for repeat breaches.
Ongoing
Letting agents in England must belong to an approved client money protection scheme. Villager Homes holds CMP via Client Money Protect.
Penalty for non compliance, Civil penalty up to £30,000 for the agent.
Ongoing
All letting agents must be members of a government approved redress scheme. We are members of The Property Ombudsman.
Penalty for non compliance, Civil penalty up to £5,000.
Letting agents in England must hold client money protection and belong to a government approved redress scheme. We're members of both, plus a couple more standards that aren't mandatory but that we think every landlord deserves.
Client Money Protection via Client Money Protect (CMP)
Your rent and deposit are protected in the unlikely event of our insolvency or misuse.
The Property Ombudsman (TPO)
Independent redress for any complaint you can't resolve with us directly.
Trading Standards Approved
Adherence to the National Trading Standards Estate & Lettings Agency Team's code of practice.
DPS Custodial Scheme
Government approved tenancy deposit protection. Free for landlords to use, with built in alternative dispute resolution.
Identify every tenancy that will still be in place on 1 May 2026 and diary the 31 May 2026 deadline for issuing the new statutory Information Sheet and updated written statement of tenancy terms. Civil penalties for missing this are up to £7,000 per first offence and up to £40,000 for repeats. On Fully Managed we handle this for you.
Yes, but only via Section 8 with a valid statutory ground. The rent arrears mandatory ground tightens (three months' arrears, up from two), and notice periods on most grounds lengthen to four months. You also can't seek possession in the first twelve months of a new tenancy. In practice the message is: choose tenants carefully and reference thoroughly, because removing a bad tenant is materially harder under the new regime.
Most clauses will continue to apply, but fixed term and rent review clauses become unenforceable, and Section 21 references are now meaningless. We're updating tenancy agreements across our managed portfolio with new compliant templates ahead of the change. Even if you're on Tenant Find, we'll issue you an updated template at cost so you don't sign something out of date.
Once every twelve months, and only via a Section 13 notice giving the tenant at least two months' written notice of the new rent. Tenants can challenge an increase they consider above market at the First tier Tribunal. We recommend an annual review on Fully Managed, supported by comparable evidence so the figure stands up if challenged.
Section 21 notices served on or before 30 April 2026 remain valid, and court proceedings under those notices can be issued up to 31 July 2026. After that, no new possession claims under Section 21 are accepted. The door closes completely.
You cannot unreasonably refuse a tenant's written request to keep a pet. You can require pet insurance as a condition. What counts as 'unreasonable' will develop in case law over the first few years. Get in writing whatever you decide and we'll keep an eye on guidance.
Yes. The Act prohibits landlords and agents from inviting or accepting offers above the advertised rent. The rent we list a property at is the rent it must let at; applicants cannot bid one another up.
The Renters' Rights Act extends the Decent Homes Standard to private rentals and applies Awaab's Law timeframes for dealing with hazards like damp and mould. Exact commencement dates for these specific provisions are being phased in after the May 2026 changes. We track the rollout and will brief managed landlords as each step lands.
This page is a plain English reference, not legal advice. For your own circumstances, talk to a qualified property solicitor; we can introduce you to local firms we trust. Most managed landlord obligations are looked after by us in any case; see what Fully Managed includes.
Book a 30 minute portfolio review at your kitchen table. We'll go through every tenancy you have in place and flag what needs updating before the deadline.
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