Is your tenancy fully compliant
with the Renters' Rights Act 2026?

From 1 May 2026, all tenancies are Assured Periodic Tenancies. Fixed-term clauses are void. Your agreement must not reference a fixed term, must not require rent in advance beyond one month, must not include a "No DSS" or "No families" clause, and must include the new rent review process via Section 13 notice.

The current version of the government's How to Rent checklist must be provided at the start of every tenancy. If a new version is published during a tenancy, it must be re-served. Failure to serve it correctly can block a Section 8 possession claim.

The deposit must be registered with DPS, MyDeposits or TDS within 30 days of receipt. The prescribed information about the scheme must also be served on the tenant within 30 days. Failure to do either prevents you from serving a Section 8 notice and exposes you to a penalty of 1-3x the deposit amount.

Gas safety certificates must be renewed annually and served within 28 days of the check (or before a new tenant moves in). EICRs are required every 5 years. EPCs must be at least a rating E (with future minimum C standards planned). All must be provided to tenants. Failure to serve any of these blocks possession.

The Renters' Rights Act extends the Decent Homes Standard to the private rented sector for the first time. Properties must be free from Category 1 HHSRS hazards, in a reasonable state of repair, have reasonably modern facilities, and provide reasonable thermal comfort. Local councils can inspect and issue improvement notices.

Awaab's Law requires landlords to acknowledge hazard reports (including damp and mould) within 14 days, begin repairs within a further 7 days, and complete emergency repairs within 24 hours. You must be able to demonstrate a documented response process and evidence that timelines were met.

Under RRA 2026, landlords can only increase rent once per 12-month period. The increase must be proposed via a Section 13 notice giving at least 2 months notice. Tenants can challenge the increase at the First-tier Tribunal. Any clause permitting more frequent increases in the tenancy agreement is void.

A reliable rent ledger showing payment history, arrears and communications is essential evidence for any possession ground based on rent arrears. Under RRA 2026, the mandatory possession ground requires 3 months arrears — and the tribunal will expect a clear payment history to support the claim.

Under RRA 2026, tenants have the right to request a pet. Landlords must respond within 4 weeks and can only refuse with a genuine, reasonable ground (such as property type or lease restrictions). Blanket bans or failure to respond within the deadline is non-compliant.

From 1 May 2026, landlords cannot require tenants to pay more than one month's rent in advance as a contractual requirement. No DSS and No families clauses are defined as rental discrimination. Any such clause in a tenancy agreement is void and can be penalised.

A compliant tenancy file should include the tenancy agreement, deposit certificate and prescribed information, all safety certificates, the How to Rent guide, RRA Information Sheet, correspondence, notices served, rent ledger, maintenance logs and any relevant compliance records — all in one place and retrievable within hours.

A maintenance log should capture every repair request (date received, how reported), your response (date and what action), contractor attendance (date, work carried out), completion confirmation, and any tenant refused-access records. This is essential for disrepair defences, Awaab's Law compliance and council inspections.

Section 21 no-fault eviction is abolished. All possession must now go through Section 8 using specified grounds. The mandatory rent arrears ground requires 3 months arrears. New grounds include repeated arrears, landlord wishing to sell, and landlord or family occupation. Using the wrong ground or wrong procedure is fatal to a possession claim.

In a dispute, possession claim, Rent Repayment Order application or council inspection, you will typically have very little time to produce evidence. Being able to produce your complete tenancy file — certificates, notices, ledgers, correspondence, maintenance logs, service records — quickly and accurately is often the deciding factor.