Landlord rules in England

Since 1 May 2026 every new private residential letting in England is an assured periodic tenancy; assured shorthold tenancies and fixed terms are abolished and pre-existing ASTs converted automatically on that date.

Regulation 2 commences Chapter 1 of Part 1 of the 2025 Act on 1st May 2026 ... abolition of fixed term and shorthold assured tenancies

ss.1-2 Renters' Rights Act 2025; reg 2, SI 2026/421 · Renters' Rights Act 2025 (Commencement No. 2) Regulations 2026 · checked 2026-09-01

A licence is required where 5 or more tenants forming more than one household share a toilet, bathroom or kitchen.

at least 5 tenants live there, forming more than 1 household ... you share toilet, bathroom or kitchen facilities with other tenants

Housing Act 2004 Part 2, as extended by SI 2018/221 · GOV.UK, Private renting - Houses in multiple occupation · checked 2026-09-01

A council can designate an area where all private rented housing must be licensed, on low-demand or persistent anti-social behaviour grounds.

the area is, or is likely to become, an area of low housing demand

ss.79-80 Housing Act 2004 · Housing Act 2004, Part 3 · checked 2026-09-01

Not established as live. The Act creates a duty to register landlords and properties on a national database, but no official source confirmed registration was open as at 1 September 2026.

Not established. Rentura records this but has not verified it, so it never produces a date.

A landlord must check that every adult occupier has the right to rent before granting a tenancy.

You must check that a tenant or lodger can legally rent your residential property in England.

s.22 Immigration Act 2014 · GOV.UK, Check if a tenant can rent your residential property in England · checked 2026-09-01

Each gas appliance and flue the landlord owns must be checked by a Gas Safe registered engineer within 12 months of installation and at intervals of no more than 12 months thereafter.

checked for safety within 12 months of being installed and at intervals of not more than 12 months since it was last checked for safety

reg 36(3)(a), SI 1998/2451 · Gas Safety (Installation and Use) Regulations 1998, reg 36 · checked 2026-09-01

The electrical installation must be inspected and tested by a qualified person at intervals of no more than 5 years, with a copy given to the tenant.

landlords have the electrics in their rented properties checked at least every 5 years by a properly qualified person

Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, SI 2020/312 · GOV.UK, Electrical safety standards in the private and social rented sectors · checked 2026-09-01

A landlord cannot let or continue letting a property with an EPC rating below band E unless a valid exemption is registered.

Since 1 April 2020, landlords can no longer let or continue to let properties covered by the MEES Regulations if they have an EPC rating below E, unless they have a valid exemption in place.

Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015, SI 2015/962 · GOV.UK, Domestic private rented property: minimum energy efficiency standard · checked 2026-09-01

Not in force. A government ambition for privately rented homes to reach EPC band C by 2030 remains under policy development following consultation.

Not established. Rentura records this but has not verified it, so it never produces a date.

At least one smoke alarm on every storey with a room used as living accommodation, in working order at the start of every new tenancy.

at least one smoke alarm is equipped on each storey of their homes where there is a room used as living accommodation

Smoke and Carbon Monoxide Alarm (England) Regulations 2015, as amended 2022 · GOV.UK, Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022 guidance · checked 2026-09-01

A carbon monoxide alarm in any room used as living accommodation containing a fixed combustion appliance, gas cookers excluded, repaired or replaced once reported faulty.

a carbon monoxide alarm is equipped in any room used as living accommodation which contains a fixed combustion appliance (excluding gas cookers)

Smoke and Carbon Monoxide Alarm (England) Regulations 2015, as amended 2022 · GOV.UK, Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022 guidance · checked 2026-09-01

The landlord must assess and control the legionella risk from the water systems. There is no fixed statutory renewal period; HSE says review the assessment periodically if the system changes.

it is important to review your assessment periodically in case anything changes in your system

Health and Safety at Work etc. Act 1974; COSHH · HSE INDG458, Legionella: guidance for landlords · checked 2026-09-01

A landlord must give the tenant a written statement of terms before the tenancy is entered into; where a tenancy becomes assured another way it must be given within 28 days.

must be given before the tenancy is entered into ... within 28 days of the tenancy becoming assured

s.12 Renters' Rights Act 2025 / new s.16D Housing Act 1988 · Renters' Rights Act 2025, s.12 · checked 2026-09-01

A deposit must be placed in a government-approved tenancy deposit scheme within 30 days of receipt.

within the period of 30 days beginning with the date on which it is received

s.213(3) Housing Act 2004 · Housing Act 2004, s.213 · checked 2026-09-01

The scheme's prescribed information must be given to the tenant within 30 days of receiving the deposit.

within the period of 30 days beginning with the date on which the deposit is received

s.213(6)(b) Housing Act 2004 · Housing Act 2004, s.213 · checked 2026-09-01

A rent increase requires a prescribed-form section 13 notice, Form 4A, giving at least 2 months' notice. Rent review clauses ceased to have effect from 1 May 2026.

If you want to increase the rent, you will need to fill out Form 4A and give it to your tenant with at least 2 months' notice.

s.6 Renters' Rights Act 2025 amending s.13 Housing Act 1988 · GOV.UK, Renters' Rights Act: an overview for landlords · checked 2026-09-01

Rent cannot be increased more than once in any 12-month period.

You cannot increase rent more than once a year

s.6 Renters' Rights Act 2025 · GOV.UK, Renters' Rights Act: an overview for landlords · checked 2026-09-01

A tenant can challenge a section 13 increase at the First-tier Tribunal if the proposed rent is above the open market rent.

tenants will be able to challenge a proposed rent increase that is above the open market rent

s.7 Renters' Rights Act 2025, new s.13B Housing Act 1988 · GOV.UK, Renters' Rights Act: an overview for landlords · checked 2026-09-01

Since 1 May 2026 a landlord can only end a tenancy by serving a section 8 notice on a statutory ground and applying to court. Section 21 no-fault notices can no longer be used.

You cannot evict tenants using the section 21 process.

s.3 and Sch.1 Renters' Rights Act 2025 · GOV.UK, Renters' Rights Act: an overview for landlords · checked 2026-09-01

Possession to occupy as an only or principal home requires at least 4 months' notice and cannot be used until the tenancy has run at least 1 year.

Your landlord must give you 4 months' notice before going to court

Ground 1, Sch.1 Renters' Rights Act 2025 amending Sch.2 Housing Act 1988 · GOV.UK, Grounds for possession: guidance for tenants · checked 2026-09-01

Possession to sell requires at least 4 months' notice and cannot be used until the tenancy has run at least 1 year.

Your landlord must give you 4 months' notice before they can apply to the court

Ground 1A, Sch.1 Renters' Rights Act 2025 · GOV.UK, Grounds for possession: guidance for tenants · checked 2026-09-01

Mandatory possession where at least 3 months' rent, or 13 weeks where rent is weekly or fortnightly, is owed both at service and at the hearing, disregarding unpaid Universal Credit housing element. Notice period 4 weeks.

Your landlord must given you 4 weeks' notice before they can apply to the court

Ground 8, Sch.1 Renters' Rights Act 2025 · GOV.UK, Grounds for possession: guidance for tenants · checked 2026-09-01

Discretionary possession for anti-social behaviour with no minimum notice period, but the court cannot make an order until at least 14 days from the date notice was given.

Your landlord will not need to give you a notice period and can apply to the court straight away

Ground 14, Sch.1 Renters' Rights Act 2025 · GOV.UK, Grounds for possession: guidance for tenants · checked 2026-09-01

Not established. The notice must be in writing and in the prescribed form, but the permitted methods of service were not verified.

Not established. Rentura records this but has not verified it, so it never produces a date.