## Changing Inspection Patterns Under the Renters’ Rights Act

The Renters’ Rights Act, coming into effect on 1 May 2026, will transform tenancy agreements in the UK by replacing fixed-term assured shorthold tenancies with indefinite periodic tenancies. Research conducted by Inventory Base highlights a significant shift in how landlords intend to manage property inspections in response to this legislative change. According to a survey of 800 landlords, 46% expect to inspect their rental properties no more than once a year after the Act takes effect. Of these, 26% plan annual inspections, while 3% anticipate inspecting less frequently than once per year. Additionally, 18% of landlords said they would only visit properties when tenants report issues.

This data suggests many landlords may reduce the frequency of inspections, potentially impacting how property condition is monitored and maintained over time.

## The Need for Regular and Continuous Property Checks

Sián Hemming-Metcalfe, Operations Director at Inventory Base, emphasises that the Renters’ Rights Act requires landlords and letting agents to rethink inspections as part of an ongoing process rather than isolated events. She explains, “With indefinite periodic tenancies replacing fixed terms, many properties may remain occupied for much longer without the traditional reset point that previously came with a new tenancy. That means property management can no longer rely on occasional snapshots of condition.”

Hemming-Metcalfe adds that landlords will increasingly need “property intelligence” – continuous insights gathered from Housing Health and Safety Rating System (HHSRS) assessments, inspections, inventories, and habitability checks throughout the tenancy. This approach helps landlords maintain a comprehensive understanding of property condition and safety over time.

## Impact of Ending Fixed-Term Tenancies on Inspection Practices

Historically, fixed-term tenancies provided natural renewal points that prompted landlords to conduct thorough inspections, including inventories and check-out reports. These milestones allowed landlords to compare the property’s condition at the start and end of each tenancy, facilitating effective management and dispute resolution.

With the end of fixed-term assured shorthold tenancies, these renewal points will disappear. Consequently, landlords will no longer have defined moments to assess property condition comprehensively. Instead, interim inspections have traditionally been used to monitor properties, commonly conducted around three months after move-in and then every three to six months. The shift to indefinite tenancies means landlords must reconsider how and when they carry out these inspections to ensure ongoing property maintenance and compliance.

## Relying on Comprehensive Record Keeping

Without fixed-term milestones, landlords’ ability to demonstrate property condition and management decisions will depend heavily on detailed record keeping throughout the tenancy. Regulators, adjudicators, and local authorities may review inspection notes, maintenance records, and documented decisions when disputes or complaints arise.

Inventory Base advocates for a “lifecycle evidence approach” to property management, where continuous records document property condition, management decisions, and maintenance activities from the start to the end of a tenancy. This method ensures that landlords can show a property was safe at the outset, risks were monitored and addressed during occupation, and the property was restored to the required standard before re-letting.

## What This Means for UK Landlords and Agents

The Renters’ Rights Act’s introduction requires landlords and letting agents to adapt their property inspection and management strategies. Relying on annual or less frequent inspections may not provide sufficient oversight to maintain property standards or protect landlord interests. Instead, adopting a continuous monitoring approach supported by thorough record keeping will be essential.

Landlords should consider integrating regular habitability checks, HHSRS assessments, and detailed inventories into their management routines. This will help ensure compliance with legal obligations, support tenant safety, and provide robust evidence in case of disputes.

Suggested internal link anchors
– Renters’ Rights Act
– property condition
– fixed-term tenancies
– indefinite periodic tenancies
– property inspections
– HHSRS assessments
– tenancy lifecycle
– property management
– landlord record keeping
– maintenance activity
– tenant reports
– dispute resolution

TLA update

TLA is launching a new Trusted Partners Hub in Q1 2026, featuring verified and approved service providers selected to support landlords, tenants, and property management businesses. We are inviting legal, trades, insurance, financial, mortgage, tenant screening, and other service providers to register their interest here: https://landlordassociation.org.uk/become-a-tla-service-partner/