Renters' Rights Act landlord checklist for England

The Renters' Rights Act 2025 is the biggest change to renting in England for a generation. It's being brought in by phases, so you don't need to do everything at once. This checklist sets out what has already changed, what's coming next, and the practical steps to take at each stage. We use only the government's own roadmap and guidance, and we link to GOV.UK throughout.

What is the Renters' Rights Act timeline?

The government's roadmap sets out the phases (GOV.UK). The Act applies to England.

1. 1 May 2026 (phase 1): section 21 ended, tenancies became assured periodic tenancies, and new rules on rent, pets and discrimination began.
2. From late 2026 (phase 2): the Private Rented Sector Database rolls out, with mandatory registration and an annual fee.
3. 2028 (expected): mandatory membership of the new Landlord Ombudsman.
4. 1 October 2030: private rentals must meet EPC C, with a £10,000 cost cap (separate energy rules, see below).
5. 2035 or 2037 (proposed, not confirmed): the Decent Homes Standard for private rentals.

Phase 1 checklist: what changed on 1 May 2026?

These changes are already in force. If you haven't reviewed your lettings since May, start here.

• Do this: stop relying on section 21. "No fault" evictions were abolished. If you need to end a tenancy, check the current grounds on GOV.UK or with a solicitor first.
• Do this: treat your tenancies as assured periodic tenancies, which roll on rather than having a fixed end date. Review your tenancy paperwork with this in mind.
• Do this: plan rent reviews once a year. Increases are limited to once a year through the section 13 process. Put your next review date in your diary.
• Do this: advertise at a fixed rent. Rental bidding is banned, so don't invite or accept offers above the advertised rent.
• Do this: stop asking for rent in advance. This is banned under phase 1.
• Do this: have a process for pet requests. You must consider a tenant's request to keep a pet. Keep a note of each request and your response.
• Do this: check your adverts and agent instructions. It's illegal to discriminate against renters with children or renters on benefits. Remove wording like "no DSS" or "no children".

Phase 2 checklist: the PRS database and the Ombudsman

The Private Rented Sector Database (often called the PRS database or landlord database) rolls out from late 2026. Registration will be mandatory, with an annual fee. A Landlord Ombudsman is also being set up, and mandatory membership is expected in 2028 (GOV.UK).

• Do this: make a list of every property you let in England, with the full address and who owns it.
• Do this: gather your key documents in one place, such as gas safety records, EPCs and tenancy dates. Having them ready should make registration quicker.
• Do this: budget for the annual database fee for each year ahead.
• Do this: watch GOV.UK for when registration opens and for the confirmed Ombudsman start date. Set a reminder to check every few months.
• Do this: if you use a letting agent, ask how they will handle the database and Ombudsman for you, and what they need from you.

Phase 3 checklist: Decent Homes and Awaab's Law

A Decent Homes Standard for private rentals has been proposed for 2035 or 2037. That date is not confirmed. Awaab's Law, which deals with hazards such as damp and mould, is also planned for private rentals, but the date is still to be confirmed (GOV.UK).

• Do this: keep a simple repairs log for each property, with dates and what was done.
• Do this: respond to tenant reports of damp or mould promptly and keep a record, even before the rules start.
• Do this: check the roadmap once or twice a year for confirmed dates.

Do I need EPC C by 2030?

This is separate from the Renters' Rights Act, but it lands on the same landlords. In its response on 21 January 2026, the government set a single compliance date of 1 October 2030 for private rentals to meet EPC C. There's a £10,000 cost cap, and exemptions are valid for 10 years (GOV.UK).

• Do this: check the current EPC rating of each property you let.
• Do this: for any property below C, get advice on what improvements might be needed and roughly what they would cost.
• Do this: plan the work over the next few years rather than leaving it until 2030. Keep receipts for everything.

How can landlord software help?

Software won't make legal decisions for you, but it can take a lot of the admin off your plate. Look for three things:

• Records in one place. Rent, costs, certificates and tenancy dates, all stored by property.
• Compliance reminders. Alerts before gas safety, EPC and insurance renewals are due.
• Tax built in. If you're also joining Making Tax Digital, the same software can send your quarterly updates.

Three landlord tools are worth a look, with prices checked in October 2026:

• Landlord Vision combines accounts, tenancy tracking and compliance reminders (gas safety, EPC, insurance). From £7.99 a month on annual billing. Read our Landlord Vision review.
• August is built for self-managing landlords who want compliance reminders and tax together. It's free for up to 2 tenancies, with MTD on paid plans from £8.99 a month.
• Hammock focuses on the money side. It pulls in bank transactions and sorts them by property, from £8 a month ex VAT for 1 to 3 properties. Read our Hammock review.

Prices exclude VAT unless stated and were checked on each provider's website in October 2026. Introductory offers change often, so always confirm the live price. App ratings are from the UK App Store and Google Play in October 2026.

Prices exclude VAT unless stated, and intro offers change. For a full ranking, see best MTD software for landlords.

Do I also need Making Tax Digital?

Possibly. MTD for Income Tax is a separate tax change. If your gross rent plus any self-employment income is over £30,000 in 2025 to 2026, you'll need MTD from 6 April 2027. Check in 30 seconds with our Do I need MTD? checker, then read our MTD for landlords guide.