Being a private landlord in England in 2026 means meeting a larger and more complex set of legal obligations than at any previous time. The Renters' Rights Act 2025, which commenced on 1 May 2026, added several new duties on top of the existing safety, deposit, and Right to Rent framework. This guide covers every obligation and what happens if you miss one.
Before a tenancy starts
- EPC (Energy Performance Certificate): Must be grade E or above for any new letting. Provide a copy to the prospective tenant before the tenancy begins.
- Gas Safety Record (CP12): Annual inspection by a Gas Safe registered engineer. Provide a copy to the tenant before they move in.
- EICR (Electrical Installation Condition Report): Every 5 years, or at each new tenancy. Provide a copy to the tenant before move-in.
- How to Rent guide: Serve the current edition on the tenant before the tenancy commences. Keep a record of which version you served.
- Right to Rent checks: Verify every adult occupant has the right to rent in the UK before the tenancy starts. Retain copies of documents checked.
- Deposit protection: Protect any deposit in a government-approved scheme (DPS, MyDeposits, or TDS) within 30 days of receiving it. Serve Prescribed Information on the tenant within 30 days.
- Smoke and CO alarms: Working smoke alarms on every habitable floor. CO alarm in every room with a fixed combustion appliance (except gas cookers).
From 1 May 2026: Renters' Rights Act obligations
New obligations from 1 May 2026
The Renters' Rights Act 2025 added several new duties. Failure to comply carries civil penalties of up to £7,000 per breach, enforceable by the local housing authority.
- Use a Periodic Assured Tenancy Agreement: All new lettings must use a periodic agreement — no fixed-term ASTs.
- Written Statement of Terms: Must be provided to the tenant at the start of the tenancy or served within 28 days on existing tenants.
- Information Sheet (existing tenancies): Serve the government-prescribed Information Sheet on every existing tenant by 31 May 2026.
- No Section 21 notices: Serving a Section 21 notice on or after 1 May 2026 carries a civil penalty of up to £7,000.
- Pet requests: Respond in writing to any tenant pet request within 42 days. Cannot maintain a blanket no-pets policy.
- Rent increases via Section 13 only: Serve Form 4A with minimum 2 months' notice. One increase per 12 months.
- Awaab’s Law: Respond to reported damp, mould, and other hazards within statutory timeframes from 1 May 2026.
During the tenancy
- Annual Gas Safety check: Arrange annually and serve a copy of the new certificate on the tenant within 28 days of the inspection.
- EICR every 5 years: Commission a new report within 5 years of the previous one (or sooner if the report recommends it). Serve a copy on the tenant within 28 days.
- Repairs and maintenance: Landlords are responsible for the structure and exterior of the property, and for keeping in repair and proper working order all installations for the supply of water, gas, electricity, sanitation, and space heating.
- Awaab’s Law timeframes: Hazards must be investigated and remediated within the statutory timeframes. Keep a written repairs log.
- Right to Rent follow-up checks: Tenants with time-limited Right to Rent (such as those on a visa) require a follow-up check before their leave expires.
Ending a tenancy
- Section 8 only: Serve on Form 3A citing a valid statutory ground. Minimum notice periods vary by ground (4 weeks to 4 months).
- No self-help eviction: Changing locks without a court order is illegal under the Protection from Eviction Act 1977. The criminal penalty is up to 2 years' imprisonment.
- Deposit return: Return within 10 days of agreeing the final amount. Any deductions must be justified against the check-in inventory. ADR available if disputed.
- Inventory and check-out: Carry out a documented check-out within 24 hours of the tenant vacating. Compare against the check-in report.
Penalties for non-compliance
| Obligation | Penalty for breach |
|---|---|
| Section 21 notice (if served) | Civil penalty up to £7,000 |
| Information Sheet not served by 31 May 2026 | Civil penalty up to £7,000 per tenancy |
| No gas safety certificate | Criminal prosecution; unlimited fine; prison up to 2 years |
| EICR not provided | Civil penalty up to £30,000 |
| Deposit not protected | Court order + 1–3× deposit penalty |
| Right to Rent not checked | Civil penalty from £1,000 per lodger / £2,500 per tenant |
| Illegal eviction | Criminal offence; imprisonment up to 2 years |