Starting a new tenancy in England in 2026 requires a specific set of legally compliant documents under the Renters' Rights Act 2025 (in force 1 May 2026). Every landlord must have at minimum: an Assured Periodic Tenancy Agreement, a valid Energy Performance Certificate (minimum E rating), an Electrical Installation Condition Report (EICR), a Gas Safety Certificate (CP12), proof of Right-to-Rent checks, tenancy deposit protection documents, and the mandatory Renters' Rights Act Information Sheet. All of these must be provided to the tenant before or at the start of the tenancy.
Old-style Assured Shorthold Tenancy (AST) forms and Section 21 no-fault eviction notices are no longer valid from 1 May 2026. All new tenancies must use the Assured Periodic Tenancy Agreement. Generic templates from Etsy and other sites may not comply.
New Landlord Legal Document Checklist — England 2026
Every new tenancy in England from 1 May 2026 requires the following documents. Missing any of them can invalidate a future possession notice or result in civil penalties.
| # | Document | Legal Requirement | Penalty for Omission |
|---|---|---|---|
| 1 | Assured Periodic Tenancy Agreement | Housing Act 1988, s.1 as amended by RRA 2025 | Invalid tenancy terms; difficulty serving Section 8 |
| 2 | Renters' Rights Act Information Sheet | Renters' Rights Act 2025, s.12 | Fine up to £7,000 |
| 3 | Energy Performance Certificate (EPC) | SI 2012/3118 as amended | Fine up to £5,000; cannot let F/G rated property |
| 4 | Gas Safety Certificate (CP12) | Gas Safety (Installation and Use) Regulations 1998 | Fine up to £6,000; criminal prosecution |
| 5 | Electrical Installation Condition Report (EICR) | Electrical Safety Standards in the PRS (England) Regulations 2020 | Fine up to £30,000 |
| 6 | Tenancy Deposit Protection Certificate + Prescribed Information | Housing Act 2004, ss.212–215 | Cannot serve valid Section 8; tenant can claim 1–3× deposit |
| 7 | Right-to-Rent Check Record | Immigration Act 2014, s.22 | Civil penalty up to £20,000 per tenant (repeat breach) |
| 8 | Smoke & Carbon Monoxide Alarm Check Record | Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022 | Fine up to £5,000 |
| # | Document | Notes |
|---|---|---|
| 9 | Inventory / Property Schedule | Not legally required but critical for deposit dispute resolution |
| 10 | Meter Readings Record | Not legally required but best practice |
| 11 | How to Rent Guide | Still best practice even though Section 21 is abolished — omission can complicate Section 8 |
| # | Document | Why |
|---|---|---|
| 12 | Guarantor Agreement | If accepting a guarantor — must be a separate deed, not a clause in the tenancy |
| 13 | Permission Letter (Mortgage/Freeholder) | If your buy-to-let mortgage requires permission to let |
| 14 | Selective/HMO Licence Copy | If the property is in a selective licensing area or is an HMO |
| 15 | Affordability/Reference Check Record | Documents the decision to let to a specific tenant |
Each document explained — what it is, why you need it, and where to get it
1. Assured Periodic Tenancy Agreement
From 1 May 2026, all new private tenancies in England must be Assured Periodic Tenancies — no new fixed-term assured shorthold tenancies can be created. The tenancy agreement must use the prescribed form and include the parties' names and property address, the monthly rent and next rent payment date, the deposit amount and which scheme it is held in, the tenancy start date, and terms required by the Renters' Rights Act 2025.
You cannot use an old-style AST — the prescribed periodic form is required from 1 May 2026.
➡️ Download the Assured Periodic Tenancy Agreement — England 2026 (£29)
2. Renters' Rights Act Information Sheet
All private landlords in England must serve the Renters' Rights Act Information Sheet on every new tenant from 1 May 2026. The Information Sheet must be the official government-published version — landlords cannot paraphrase it.
Failure to serve the Information Sheet is a civil penalty offence — fines up to £7,000.
➡️ Information Sheet Serving Pack — including delivery acknowledgement template (£14.99)
3. Energy Performance Certificate (EPC)
A valid EPC must be given to the prospective tenant before they sign the tenancy agreement. The property must have a minimum E rating — F and G rated properties cannot be let legally. EPCs are valid for 10 years.
Landlords who let a sub-E property face fines up to £5,000 per breach per property.
4. Gas Safety Certificate (CP12)
An annual gas safety check must be carried out by a Gas Safe registered engineer. The CP12 certificate must be given to the tenant before they move in and a copy retained for two years.
Failure to provide a valid CP12: criminal prosecution, fine up to £6,000, or imprisonment up to six months.
5. Electrical Installation Condition Report (EICR)
An EICR must be carried out by a qualified electrician and is valid for five years. The report must be given to the tenant before they move in. If the report shows a Category 1 or 2 defect, it must be remedied within 28 days.
Maximum civil penalty for non-compliance: £30,000 per property.
6. Tenancy Deposit Protection Certificate and Prescribed Information
If you take a deposit (up to 5 weeks' rent for annual rent under £50,000), it must be protected in a government-authorised scheme within 30 days of receipt — Deposit Protection Service (DPS), mydeposits, or Tenancy Deposit Scheme (TDS).
Within the same 30-day period, you must serve the prescribed information on the tenant explaining how the deposit is protected.
Failure to protect: tenant can claim 1–3× the deposit as a penalty via the county court. You also lose the ability to serve a valid Section 8 notice.
➡️ Tenancy deposit protection: complete guide
7. Right-to-Rent Check Record
Before the tenancy starts, landlords must check that every adult occupier has the right to rent in the UK. For British and Irish citizens: passport or full birth certificate. For non-EEA nationals: a share code via the Home Office online checking service. Records must be kept for the duration of the tenancy plus one year.
Civil penalties: £10,000 per adult occupier (first breach), £20,000 per adult occupier (repeat).
➡️ Right-to-Rent Check Guide 2026
Starting a new tenancy in England in 2026 involves eight mandatory legal documents. Buying each one separately costs £153.97. The LetSafe New Landlord Starter Pack gives you everything in one download for £49 — Assured Periodic Tenancy Agreement, Section 8 Notice Pack (all 37 grounds), Compliance Checklist, Information Sheet Serving Pack, and Guarantor Agreement. Updated for the Renters' Rights Act 2025.
Landlord compliance: further reading
- Landlord compliance checklist — annual safety and document obligations
- Section 8 notice — how to serve a valid possession notice from 2026
- Right-to-Rent check guide 2026 — manual and online share-code checks
- Tenancy deposit protection guide — 30-day deadline, prescribed information, scheme comparison
- Renters' Rights Act Information Sheet — how to serve, delivery methods, acknowledgement template