Landlord Compliance Checklist for England 2026

The Renters' Rights Act 2025 reshaped landlord compliance in England in stages. Phase 1 hit on 1 May 2026 with the biggest changes — ASTs abolished, Section 21 gone, and new paperwork duties for every existing and new tenancy. Here is what should already be done, what is due now, and what is coming next.

Phase 1 — Already in Force (1 May 2026)

AST conversion. Every existing assured shorthold tenancy in England automatically became an assured periodic tenancy. No new agreement was needed. Fixed end dates, contractual rent review clauses, break clauses, and Section 21 references in existing agreements became void.

Section 21 abolished. No-fault eviction notices can no longer be served. Valid Section 21 notices served before 1 May 2026 remained enforceable until their standard statutory expiry date or 31 July 2026, whichever was earlier. After that date, all outstanding Section 21 notices lapsed.

Information Sheet (31 May 2026 deadline). Every existing tenant under a written agreement must have received the official Renters' Rights Act Information Sheet 2026 — the actual PDF or printed document, not a web link. Each named joint tenant needed their own copy with documented proof of delivery.

Written Statement of Terms. Oral and unwritten tenancies required a full Section 16D Written Statement by 31 May 2026. Every new tenancy from 1 May 2026 onwards requires the Written Statement before the agreement is signed.

Rent advance cap. Maximum one month's rent in advance, collected only after the agreement is executed. No pre-signing rent payments.

Rental bidding banned. Properties must be advertised at a fixed rent. Landlords and agents cannot invite or accept offers above the advertised price.

Anti-discrimination in tenant selection. Blanket exclusions of benefit recipients or families with children are prohibited.

Ongoing Statutory Duties

Section 13 rent increases. Rent can only be increased through the Form 4A process — minimum two months' notice, no more than once every 12 months. Contractual rent review clauses are void.

Safety certificates. Gas safety records (annual), electrical safety certificates (every five years), Energy Performance Certificates (valid at all times), and smoke and carbon monoxide alarms remain mandatory. The periodic conversion does not change these requirements.

Deposit protection. Existing deposits remain protected through the conversion — no re-protection needed. New deposits must be protected within 30 days in a government-approved scheme. The cap remains five weeks' rent for annual rents under £50,000.

Right to Rent checks. The conversion does not trigger a new check. Follow-up checks are only required for tenants with time-limited immigration permission, on the original schedule.

Licensing. HMO licensing and selective licensing under the Housing Act 2004 continues unchanged. The periodic conversion does not affect your licensing status, exemptions, or fees.

Coming Next

PRS Database (Phase 2, late 2026–2028). A national Private Rented Sector Database will require landlords to register each property. The portal is currently in testing. When it goes live, registration will be mandatory, and failure to register will be an offence.

Landlord Ombudsman (Phase 2, late 2026–2028). A mandatory PRS Ombudsman scheme for resolving tenant complaints. The enabling powers are active but membership is not yet required.

Decent Homes Standard for the PRS (Phase 3, target 2030+). The private rented sector is targeted for a version of the Decent Homes Standard in Phase 3 (2030–2037). Statutory guidance is still under development.

Awaab's Law for the PRS (Phase 3, timing TBC). The extension to private rentals, including hazard repair timeframes, remains under consultation; its implementation timing has not been set.

The Practical Audit

If you are a self-managing landlord checking your position right now (October 2026), the critical questions are:

• Did every existing tenant under a written agreement receive the Information Sheet by 31 May 2026?
• If you had an oral tenancy, did you provide a Written Statement of Terms by 31 May 2026?
• Can you prove delivery for each document?
• Is your tenancy agreement free of void terms that might confuse tenants or attract scrutiny?
• Are your safety certificates current?
• Is your deposit protected?

If any of those answers is no, the Assured Periodic Tenancies compliance kit walks you through remediation step by step — with the audit checklists, delivery logs, and prescribed-terms inventory you need to close each gap.

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