The Complete Renters' Rights Act Checklist for Landlords (2026)

The Renters' Rights Act 2025 is the most significant change to UK landlord-tenant law in a generation. It came into force on 1 May 2026, and the obligations it creates are ongoing. This is your complete, plain-English checklist of everything you need to do.

We've broken it into actions you should already have completed, actions you need to do now, and ongoing obligations that apply for every tenancy going forward.

Why this matters

The Renters' Rights Act isn't just paperwork. Non-compliance carries financial penalties of up to £40,000 per violation. Local councils have been given new inspection powers and financial incentives to enforce the Act. Tenants who experience non-compliance can now pursue compensation through the new Private Rented Sector Ombudsman service.

The good news: getting compliant is not complicated if you approach it systematically. Here's your checklist.

Checklist 1: Documents and tenancy agreements

☐ Replace your fixed-term AST with a periodic tenancy agreement

All Assured Shorthold Tenancies automatically became periodic from 1 May 2026. Your old fixed-term agreement no longer governs the tenancy correctly. You should issue a new Periodic Tenancy Agreement that:

• Contains no fixed end date
• Contains no Section 21 reference (it's been abolished)
• References the updated Section 8 possession grounds
• Includes Awaab's Law obligations for maintenance response
• Is written in plain English where possible

PropReady generates these agreements in minutes using the Claude AI engine, pre-filled with your property and tenant details.

☐ Serve the mandatory information leaflet by 31 May 2026

This is one of the most time-sensitive obligations. A new prescribed information leaflet must be served to all existing tenants - not just new ones - by 31 May 2026. See our full guide: The Mandatory Tenant Information Leaflet.

☐ Ensure your deposit is protected and the prescribed information is current

Deposit protection rules haven't changed significantly, but the prescribed information you give tenants about their deposit must be re-served with any new tenancy documentation. Check that your tenancy deposit scheme registration is still valid and that you've served the correct prescribed information within 30 days of receiving the deposit.

Checklist 2: Property safety certificates

☐ Gas safety certificate - renewed annually

Gas safety certificates (CP12) must be renewed every 12 months by a Gas Safe registered engineer. You must give tenants a copy within 28 days of the check. Failure to hold a valid certificate is an offence and will be a factor in any enforcement action.

☐ Electrical Installation Condition Report (EICR) - every 5 years

EICRs must be carried out by a qualified electrician every 5 years (or on change of tenancy). Tenants must receive a copy within 28 days of requesting one. Any unsatisfactory items must be remedied within 28 days.

☐ Smoke alarms on every floor, carbon monoxide alarm in rooms with solid fuel appliances

These must be tested at the start of every tenancy. The Renters' Rights Act extends CO alarm requirements - check the latest guidance.

☐ Energy Performance Certificate (EPC)

EPCs must be at minimum Band E to legally let a property (from 2020). From October 2030, all rental properties must reach Band C. If your EPC is D, E, F or G, you need a plan. See: EPC Band C by 2030.

Checklist 3: Maintenance and Awaab's Law

☐ Set up a formal maintenance reporting process

Awaab's Law requires landlords to investigate reported hazards within 5 working days and begin remediation within 7. You need a documented, timestamped process for receiving and responding to maintenance reports. A WhatsApp message is not sufficient - you need evidence of when you received the report and what you did.

☐ Respond to any outstanding maintenance reports immediately

If you have open maintenance issues reported by tenants, these are now subject to Awaab's Law timers. Damp, mould, fire hazards, and electrical faults are all Category 1 hazards requiring a 5-day investigation. See: Awaab's Law: Your Complete Guide.

☐ Keep records of every maintenance report and action taken

Your maintenance log is your legal defence. If a tenant disputes your response, or if the council investigates, you need a timestamped record of every communication, decision, contractor booking, and resolution. PropReady's audit trail creates this automatically.

Checklist 4: Rent increases

☐ Understand the new Section 13 process

Under the Renters' Rights Act, you can only increase rent once per year and must use the formal Section 13 notice process, giving at least 2 months' notice. You cannot include annual rent increase clauses in the tenancy agreement - these are no longer enforceable. See: Section 13 Rent Increase Notices: The New Rules.

☐ Cancel any contractual rent review clauses

If your existing tenancy agreement contains an annual rent review clause, it cannot override the statutory Section 13 process. In practice, you should use Section 13 going forward regardless of what the old agreement says.

Checklist 5: Pet requests

☐ Respond to pet requests within 28 days

Tenants now have an enhanced right to request a pet under the Renters' Rights Act. You cannot simply say no - you must respond within 28 days with either permission or a specific, reasonable refusal. Blanket "no pets" clauses in tenancy agreements are no longer enforceable. If you give permission, you can require a higher deposit (up to 5 weeks' rent still applies as the cap).

Checklist 6: Registration and reporting

☐ Register with the national private landlord database (when it launches)

The national private rented sector database is being rolled out in 2026–2027. All landlords will be legally required to register before letting property. Operating without registration will be an offence. Details are still being finalised - PropReady will alert you when registration opens.

☐ Register with the Private Rented Sector Ombudsman

The new PRS Ombudsman service is expected to launch in late 2026. All private landlords will be required to register. Tenants will be able to bring complaints to the Ombudsman for free - landlords must engage with the process or face automatic awards against them.

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