The Renters' Rights Act 2025 comes into force on 1 May 2026 — the biggest change to landlord law in thirty years. Section 21 no-fault evictions are abolished, all tenancies become periodic, rent increases are capped, and two new mandatory schemes are being introduced: the Private Rented Sector Ombudsman and the National Landlord Register. This checklist covers every action UK landlords need to take, in the order that matters.
Understand that Section 21 is gone from 1 May 2026
From 1 May 2026, you can no longer serve a Section 21 no-fault notice to end a tenancy. If you have a Section 21 notice already served, it remains valid only if served on or before 30 April 2026 — and you must begin court possession proceedings within six months of serving, or by 31 July 2026, whichever comes first. After that date, your only route to regain possession is through Section 8 grounds. Action: Cancel any planned Section 21 notices you haven't yet served. Review your possession strategy across your whole portfolio now.
Learn the new Section 8 possession grounds
The Renters' Rights Act significantly expanded the Section 8 grounds for possession. The three principal grounds landlords rely on are: (1) Rent arrears — the tenant has failed to pay rent for a defined period; (2) Sale of the property — the landlord intends to sell; (3) Owner occupation — the landlord or a close family member intends to move in. Each ground has specific notice periods and evidential requirements. Action: Familiarise yourself with the full updated Schedule 2 grounds. Make sure your tenancy records, rent payment history, and communications are documented clearly, as they will be needed if you ever need to apply to court.
Convert all tenancies to periodic from 1 May 2026
From 1 May 2026, all tenancies in the private rented sector become periodic tenancies — rolling month-to-month with no fixed end date. Fixed-term tenancy agreements are no longer valid in the new regime. This applies to both new tenancies created after 1 May and existing fixed-term tenancies, which automatically convert. Action: Update your tenancy records to reflect the periodic nature. Do not attempt to create new fixed-term agreements after 1 May — they will not be enforceable. Review your standard tenancy template if you use one.
Update your rent review process — once per year maximum
Under the Renters' Rights Act, landlords can only increase rent once every twelve months. Tenants have the right to challenge rent increases they consider unfair, and there is a formal tribunal process for this. There is also a cap on advance rent: you cannot ask for more than one month's rent upfront. Action: Review your current rent review schedule and ensure you are not attempting to increase rent more frequently than annually. Update any tenancy paperwork that references advance payment requirements beyond one month.
Register with the Private Rented Sector Ombudsman
Every private landlord in England with an assured or regulated tenancy must join the new Private Rented Sector Ombudsman service. This is mandatory — it is not optional and it applies even if you use a managing agent. The Ombudsman has binding powers: they can compel landlords to issue apologies, provide information, take remedial action, and pay compensation to tenants. A formal launch date for compulsory registration has not yet been confirmed, but the expectation is that it follows shortly after 1 May 2026. Action: Monitor government guidance for the registration launch date. Set a calendar reminder to register as soon as the portal opens. Non-registration will carry financial penalties.
Prepare for the National Landlord Register (PRS Database)
A mandatory National Landlord Register — referred to in legislation as the Private Rented Sector Database — is being introduced for all PRS landlords in England. Registration will be mandatory and will carry an annual fee (amount to be confirmed closer to launch). The database will roll out gradually by area from late 2026. Action: You do not need to register yet, but you should be aware that it is coming. Budget for the annual fee. When the register opens in your area, non-registration will likely prevent you from legally letting your property. LetLedger will surface reminders as launch dates are confirmed.
Check and plan for EPC minimum C by 2030
All privately rented properties in England must achieve a minimum EPC rating of C by 2030 to be legally let. The current minimum is E. Landlords will be required to invest up to £10,000 per property on qualifying energy efficiency improvements. If a property cannot reach EPC C after £10,000 of investment, landlords can register an exemption valid for ten years. Action: Check the current EPC rating for every property in your portfolio now. Identify which properties need improvement and what work is required. Get quotes for insulation, double glazing, heat pumps, or other qualifying measures. For properties approaching the £10,000 cap without reaching C, start the exemption process early.
Review your properties against the Decent Homes Standard
The Decent Homes Standard — previously applying only to social housing — has been extended to the private rented sector under the Renters' Rights Act. Properties must be in a reasonable state of repair, with reasonably modern facilities and services, with effective insulation and heating. Councils have new enforcement powers. Action: Audit your properties against the standard. Address damp, mould, heating failures, and structural disrepair. Under Awaab's Law (also part of the Act), landlords must investigate and fix damp and mould within specific timeframes once notified. Document all maintenance work and responses to tenant reports.
Frequently asked questions
When does the Renters' Rights Act 2026 come into force?
The Renters' Rights Act 2025 takes effect on 1 May 2026. From that date, Section 21 is abolished for all tenancies, all tenancies become periodic, and the new rent increase rules apply. The Ombudsman and National Landlord Register follow on a slightly later timetable.
Can I still use a fixed-term tenancy agreement after 1 May 2026?
No. Fixed-term tenancy agreements are no longer valid in the private rented sector from 1 May 2026. All tenancies become periodic (rolling) tenancies. Any existing fixed-term tenancy automatically converts to a periodic tenancy on that date.
What replaces Section 21 after it is abolished?
Section 8 is the only remaining route to regain possession. The Renters' Rights Act expanded the Section 8 grounds significantly. The main grounds are rent arrears, the landlord intending to sell the property, and the landlord or a family member intending to move in. Each ground has specific notice periods and evidence requirements.
Do I have to join the Private Rented Sector Ombudsman?
Yes, membership is mandatory for all private landlords in England with assured or regulated tenancies. This includes landlords who use a managing agent. The Ombudsman has binding powers to award compensation, require apologies, and demand remedial action.
When do I need to register on the National Landlord Register?
The National Landlord Register (PRS Database) will roll out by area from late 2026. Registration will be mandatory when it reaches your area. An annual fee will apply. The government will confirm the fee and rollout schedule closer to launch. LetLedger will surface reminders as deadlines are announced.
What is the EPC deadline for rental properties in 2030?
All privately rented properties in England must achieve a minimum EPC rating of C by 2030. Landlords must invest up to £10,000 per property on qualifying improvements. If a property cannot reach EPC C after that level of investment, a ten-year exemption can be registered.
How can LetLedger help me stay compliant with the Renters' Rights Act?
LetLedger tracks compliance deadlines across your whole portfolio — gas safety certificates, EICRs, EPC expiry dates, and upcoming regulatory milestones. It stores tenancy records, rent payment history, and documents in one place, so if you ever need to evidence compliance or initiate Section 8 proceedings, your records are ready. The 14-day free trial gives you full access.
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