The legal landscape in 2026
Landlord obligations in England come from multiple sources: the Housing Act 1988 (as amended by the Renters' Rights Act 2025), gas safety regulations, electrical safety regulations, energy performance rules, the Tenant Fees Act 2019, and various statutory instruments.
This guide groups them into four categories: safety, financial, tenancy management, and new obligations.
1. Safety requirements
You must hold valid safety certificates before letting a property. The three core certificates are:
Gas Safety (CP12)
Annual check by Gas Safe registered engineer. Provide to tenants within 28 days.
Every 12 months
EICR
Electrical installation inspection. Remedy C1/C2 issues within 28 days.
Every 5 years
EPC
Minimum E rating required. Provide before viewings. Include in adverts.
Every 10 years
You must also ensure:
- Smoke alarms on every storey used as living accommodation
- Carbon monoxide alarms in rooms with fixed combustion appliances
- Furniture and furnishings comply with fire safety regulations
- The property is free from Category 1 hazards under the Housing Health and Safety Rating System (HHSRS)
2. Financial obligations
Deposit protection
Protect in a government-approved scheme (DPS, MyDeposits, TDS) within 30 days. Serve Prescribed Information. Cap: 5 weeks' rent (under £50k annual) or 6 weeks' (over £50k).
Tenant Fees Act 2019
You can only charge rent, deposit (capped), holding deposit (max 1 week's rent), and certain permitted payments (e.g. late payment charges, lost key costs). All other fees are banned.
Rent increases (new rules)
Maximum once every 12 months. Must use Section 13 notice (Form 4). Tenants can challenge at First-tier Tribunal. No rent review clauses in tenancy agreements.
Rental bidding ban (new)
You cannot accept or encourage offers above the advertised asking rent. Penalty: up to £7,000.
3. Tenancy management
Written tenancy statement
Must be provided before or at the start of the tenancy. For tenancies that converted on 1 May 2026, within 28 days.
How to Rent guide
Provide the current government version at the start of each tenancy and when a new version is published.
Right to Rent checks
Verify every adult tenant's right to rent in England before the tenancy starts. Keep records for 1 year after the tenancy ends.
Anti-discrimination (new)
Cannot refuse tenants because they have children or receive benefits. This is now explicitly enforced under the Renters' Rights Act.
Possession proceedings (reformed)
Section 21 is abolished. You must use Section 8 with specific grounds (selling, family home, rent arrears, ASB). Documentation is essential.
4. New obligations (coming late 2026)
PRS Database registration
Register yourself and every property. Include registration identifiers in all advertisements. Without registration, you cannot legally market, let, or evict.
Penalty: up to £7,000 (first), £40,000 (repeat)
Landlord Redress Scheme
Join a government-approved ombudsman. Tenants can raise complaints at no cost.
Penalty: up to £7,000 (first), £40,000 (repeat)
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. Exact requirements will be set out in secondary legislation.
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Related guides
Last updated: March 2026. England only. This page does not constitute legal advice.