What changes on 1 May 2026
If you rent out a property in England — whether it's one flat you inherited, a buy-to-let investment, or several properties — the rules are changing significantly in 2026. The Renters' Rights Act 2025 is the biggest reform to private renting in 30 years.
Three things happen on 1 May 2026 that will affect every private landlord in England:
Section 21 'no-fault' evictions abolished
You can no longer end a tenancy without a legal reason. Every possession claim must now be made under Section 8, using specific statutory grounds and documented evidence.
All tenancies become periodic
Fixed-term assured shorthold tenancies will no longer exist for new lets. Tenancies will be open-ended until either party ends them.
Rental bidding banned
You cannot accept offers above your advertised asking rent.
Later in 2026, further requirements will come into force, including mandatory registration on the Private Rented Sector (PRS) Database and compulsory Landlord Redress Scheme membership.
Safety certificates
These are the mandatory certificates every landlord needs to legally let a property in England.
| Area | Requirement | Frequency |
|---|---|---|
| Gas safety | Annual gas safety check by a Gas Safe registered engineer. Provide the CP12 certificate to tenants within 28 days. | Every 12 months |
| Electrical safety | EICR by a qualified electrician. Provide to tenants within 28 days. Must be remedied within 28 days if issues found. | Every 5 years |
| Energy Performance | Valid EPC with a minimum E rating (unless an exemption is registered). Must be provided to prospective tenants before viewing. | Every 10 years |
| Smoke alarms | At least one smoke alarm on every storey used as living accommodation. Test at the start of each tenancy. | Each new tenancy |
| Carbon monoxide | CO alarm in every room with a fixed combustion appliance (e.g. gas boiler, wood burner). | Check each tenancy |
Deposit and financial obligations
| Area | Requirement | Deadline |
|---|---|---|
| Deposit protection | Protect in a government-approved scheme (DPS, MyDeposits, or TDS) within 30 days. Serve Prescribed Information. | Within 30 days |
| Deposit cap | Maximum 5 weeks' rent where annual rent is under £50,000, or 6 weeks' rent above that threshold. | At tenancy start |
| Rent increases | Once every 12 months only. Must use a Section 13 notice (Form 4). Tenant can challenge at the First-tier Tribunal. | Max once per year |
| Holding deposit cap | If you take a holding deposit, the maximum is 1 week's rent. | At offer stage |
Tenancy paperwork
| Area | Requirement | When |
|---|---|---|
| Written statement | Provide tenants with a written statement of tenancy terms before the tenancy starts. | Before tenancy start |
| How to Rent guide | Provide the current government 'How to Rent' guide at the start of each tenancy and when a new version is published. | Each new tenancy |
| EPC at viewing | Provide the EPC to any prospective tenant before they view the property. | Before viewings |
| No discrimination | Cannot refuse to rent to someone solely because they have children or receive benefits. Anti-discrimination provisions are enforced. | Ongoing |
New obligations from the Renters' Rights Act
These are the brand-new requirements introduced by the Renters' Rights Act 2025. Some are already in force; others are expected later in 2026.
PRS Database Registration
Register yourself and every rental property. You cannot legally market or let without an active entry. Expected late 2026.
Landlord Redress Scheme
Join a government-approved landlord ombudsman. Tenants can complain at no cost. Expected alongside PRS Database.
Awaab's Law
Emergency hazards (damp, mould, unsafe conditions) must be investigated within 24 hours. Remediation within a prescribed timeframe.
Decent Homes Standard
Being extended to the private rented sector for the first time. Secondary legislation will set out exact requirements.
Check your compliance status automatically
ComplianceOS tracks Gas Safety, EICR, EPC, and Renters' Rights Act deadlines — so you never miss a renewal or face a fine.
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Penalty reference: what non-compliance costs
The Renters' Rights Act significantly increased financial penalties. Rent Repayment Orders now cover up to 2 years' rent (previously 1 year) for repeat offences — on a £1,500/month property, that's £36,000.
| Breach | Maximum penalty |
|---|---|
| No written tenancy agreement | Up to £7,000 |
| Failure to join Redress Scheme | Up to £7,000 |
| PRS Database — first offence | Up to £7,000 |
| Rental bidding | Up to £7,000 |
| Unlawful eviction | Up to £40,000 |
| PRS Database — repeat offence | Up to £40,000 |
| Rent Repayment Order (repeat) | Up to 2 years' rent |
Possession: what grounds can you still use?
Section 21 is gone, but you can still legally recover your property. You must use a Section 8 notice and prove one or more of the following grounds:
- G1Ground 1 — You or a close family member needs the property as a principal home (minimum 1 year tenancy elapsed).
- G1AGround 1A — You are selling the property.
- G6AGround 6A — Significant rent arrears (3+ months accumulated, 3 months still outstanding at hearing).
- G7AGround 7A — Anti-social behaviour or criminal activity.
- G14Ground 14 — Persistent low-level rent arrears or breach of tenancy.
What is the PRS Database?
The Private Rented Sector (PRS) Database is a new government register of all rental properties and landlords in England, introduced by the Renters' Rights Act 2025 and expected to go live in late 2026.
Once live, you must:
- Register yourself as a landlord and obtain a unique identifier
- Register every rental dwelling with a dwelling unique identifier
- Include those identifiers in all property advertisements
- Keep your registration information up to date
Preparation now means gathering your property details, UPRN numbers, and safety certificate records so you can register quickly once it goes live.
A note for accidental landlords
If you became a landlord without planning to — you kept a property when you moved, inherited it, or haven't sold yet — the same rules apply to you as to professional landlords. There is no 'accidental landlord' exemption.
The three certificates most likely to be checked first by a council, insurer, or at a possession hearing:
CP12
Gas Safety
Every 12 months
EICR
Electrical Safety
Every 5 years
EPC
Energy Performance
Every 10 years (min E)
If any of these are missing or expired, you are at risk today. Remedying them is straightforward — book the appropriate engineer, upload the certificate, and keep a copy accessible.
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Related guides
Last updated: March 2026. Applies to England only. This page is for general information and does not constitute legal advice. Always check GOV.UK for current obligations.