Renters' Rights Act Compliance Checklist: 27 Things to Do Before 1 May 2026

The Renters' Rights Act takes effect on 1 May 2026. It abolishes Section 21 no-fault evictions, converts all tenancies to periodic, introduces mandatory landlord registration, bans rent bidding, and creates new obligations around pet requests, property standards, and tenant discrimination. The sheer volume of changes has left many landlords unsure what to do first — or worried they will miss something critical.

This checklist consolidates every action a private landlord in England must take before and immediately after 1 May 2026 into a single, structured list of 27 items across six categories. Each item links to the detailed guide where you can learn more. Latch's compliance dashboard maps directly to this checklist, tracking every item automatically so nothing falls through the cracks.

Whether you manage one property or fifty, print this page, work through it methodically, and you will be fully compliant when the Act takes effect. For the complete legislative overview, see our complete guide to the Renters' Rights Act 2026.

Category 1: Tenancy Agreement Updates

Your tenancy agreements are the foundation of every landlord-tenant relationship. The Renters' Rights Act fundamentally changes how tenancies work, and your agreements must reflect the new legal reality. Any clause that conflicts with the Act is void — but having outdated agreements creates confusion, weakens your position in disputes, and may lead to tribunal challenges. For the full guide, see updating your tenancy agreement for the Renters' Rights Act.

• Remove all fixed-term clauses — New tenancies from 1 May 2026 must be periodic from the start. Remove any clauses specifying a fixed term, break clauses tied to fixed terms, or penalties for early termination of a fixed term.
• Update tenant notice provisions — Tenants can now end a periodic tenancy with 2 months' notice at any time. Remove any clauses requiring longer notice or restricting when notice can be given. See tenant notice guide.
• Add pet request clause — Include a clause acknowledging the tenant's right to request a pet under the Act, your obligation to respond within 42 days, and the ability to require pet damage insurance. See pet request rules.
• Update rent increase clause — Remove any contractual rent review clauses. Rent can only be increased via Section 13 notice, once per year, with 2 months' notice. See Section 13 rent increase guide.
• Remove discriminatory restrictions — Delete any clauses prohibiting tenants on benefits ('No DSS'), with children, or from specific demographics. These are now explicitly unlawful. See discrimination ban guide.

Category 2: Notice and Possession Preparation

With Section 21 abolished, your entire eviction toolkit changes. You must ensure that any pending Section 21 actions are completed before the deadline, and that you are fully prepared to use the new Section 8 grounds from day one. See our guides on Section 21 abolition and new Section 8 grounds.

• Serve any remaining Section 21 notices by 30 April 2026 — After this date, no new Section 21 notices can be served. If you have been considering a no-fault eviction, this is your last chance. See Section 21 transition deadlines.
• File Section 21 court applications by 31 July 2026 — Notices served before 1 May 2026 are only valid if court proceedings are issued by 31 July 2026. Calendar this deadline immediately.
• Learn all new Section 8 grounds, notice periods, and evidence requirements — Familiarise yourself with every mandatory and discretionary ground. Know which grounds require 2 weeks', 2 months', or 4 months' notice. See Section 8 grounds reference.
• Understand the 12-month protected period — Grounds 1 (sale), 1A (occupation), and 6 (redevelopment) cannot be used in the first 12 months of any new tenancy. Plan sale and redevelopment timelines accordingly. See 12-month protected period guide.
• Prepare Information Sheets for all tenants — The government-prescribed Information Sheet must be provided to all existing tenants by 31 May 2026, and to new tenants at the start of any tenancy. Without proof of provision, you cannot serve valid Section 8 notices.

Category 3: Pet Request Readiness

The Act gives tenants the right to request permission to keep a pet, and landlords must respond within 42 days. You cannot impose a blanket ban on pets — refusals must be on reasonable grounds. Preparation now avoids scrambling when the first request arrives. See our full guide on pet request rules for landlords.

• Draft a pet request response template — Create standard templates for approval (with conditions), refusal (with reasonable grounds stated), and request for more information. Having templates ready means you can respond within the 42-day window without legal risk.
• Research pet damage insurance providers — You can require tenants to hold pet damage insurance as a condition of approval. Identify 2-3 recommended providers and the typical cost (£15-30/month) so you can advise tenants promptly.
• Review property suitability for pets — For each property, assess whether there are reasonable grounds for refusal: leasehold restrictions, property size, shared garden access, or proximity to vulnerable neighbours. Document these assessments now.
• Update inventory and check-in procedures — Strengthen your inventory process to capture baseline property condition in detail. Dated, timestamped photographs of carpets, doors, gardens, and other pet-vulnerable areas will be essential evidence if damage occurs.

Category 4: Anti-Discrimination Compliance

The Renters' Rights Act makes it unlawful for landlords or agents to discriminate against prospective tenants on the basis of benefits status, family composition, or other protected characteristics. Blanket bans such as 'No DSS' or 'No children' are now explicitly prohibited, and advertising restrictions apply to all letting platforms. See our guide on the discrimination ban and the rent bidding ban.

• Remove all discriminatory language from property listings — Check every listing on every platform for phrases like 'No DSS', 'No housing benefit', 'No children', 'Working professionals only', or 'No pets' (now handled by the pet request process). Remove or reword immediately.
• Update letting criteria and referencing processes — Ensure your tenant selection criteria are based on affordability, references, and right-to-rent checks — not benefits status or family composition. Document your selection rationale for every applicant.
• Stop rent bidding practices — You cannot invite, encourage, or accept bids above the advertised rent. The asking rent in your listing is the maximum you can request. Train anyone involved in lettings (agents, staff) on this rule. See rent bidding ban guide.
• Brief your letting agent on the new rules — If you use an agent, confirm in writing that they understand the discrimination and rent bidding bans. You are liable for your agent's non-compliance. Request written confirmation of their updated procedures.

Category 5: Property Standards

The Act extends the Decent Homes Standard to the private rented sector for the first time and introduces Awaab's Law (response time requirements for health hazards like damp and mould). While full Decent Homes compliance has a longer timeline (2030-2035), you must begin preparation now and ensure your properties meet current minimum safety standards. See our guides on the Decent Homes Standard and Awaab's Law.

• Ensure all safety certificates are current — Gas Safety Certificate (annual), Electrical Installation Condition Report (every 5 years), Energy Performance Certificate (valid for 10 years, minimum rating E). Missing certificates can result in fines up to £30,000 and prevent you from serving valid notices.
• Assess each property against the Decent Homes Standard — The 5 criteria are: meets statutory minimum standard, in reasonable repair, reasonably modern facilities, reasonable thermal comfort, and free from Category 1 hazards (HHSRS). Identify any gaps now and schedule remediation. See Decent Homes guide.
• Inspect for damp, mould, and condensation — Under Awaab's Law, you must investigate reported damp and mould hazards within 14 days, begin remediation within 7 days of investigation, and complete emergency repairs within 24 hours. Proactive inspection is cheaper than reactive compliance. See Awaab's Law guide.
• Review and update your maintenance response procedures — Ensure you have a documented process for receiving, logging, investigating, and resolving maintenance reports. Tenants will be able to escalate to the Landlord Ombudsman if you fail to respond. See Landlord Ombudsman guide.
• Budget for Decent Homes remediation works — If any property fails the assessment, begin planning and budgeting for works now. Common issues include outdated kitchens (20+ years), inadequate heating, poor insulation, and window replacement. Early action avoids enforcement penalties.

Category 6: Administrative Preparation

The administrative requirements of the Renters' Rights Act go beyond tenancy law. PRS Database registration, Landlord Ombudsman membership, and proper record keeping are all new obligations that require advance preparation. See our guides on the PRS Database and council enforcement powers.

• Prepare for PRS Database registration — Although the database launches in Phase 2 (expected autumn 2026), gather all required data now: property addresses, tenancy details, safety certificates, EPC ratings, and landlord contact information. Registration will be mandatory before you can serve valid notices. See PRS Database guide.
• Set up compliant record-keeping systems — Every notice, communication, payment, inspection, and maintenance request must be documented and retrievable. Digital systems with timestamps create the audit trail you need for court proceedings and Ombudsman complaints.
• Establish a relationship with a housing solicitor — The new possession process is more complex and more likely to be contested. Identify a solicitor who specialises in landlord-tenant law before you need one urgently. Contested Section 8 cases require professional advice.
• Review your insurance policies — Ensure your landlord insurance covers legal expenses for possession proceedings, rent guarantee protection, and liability for property standards claims. The Renters' Rights Act increases the likelihood of contested cases and Ombudsman complaints.

Month-by-Month Action Plan: March to July 2026

If you are starting your compliance preparation now, this month-by-month plan will get you through the transition with nothing missed. Priority actions are front-loaded — the most time-sensitive items come first.

For the complete legislative timeline extending to 2028 and beyond, see our Renters' Rights Act timeline 2025-2028.

The Cost of Getting It Wrong

Non-compliance is not just a legal risk — it is a financial one. The Renters' Rights Act introduces significant penalties at every level, and local authorities have been given expanded enforcement powers. See our guide on council enforcement powers and landlord penalties.

How Latch Maps to This Entire Checklist

Latch's compliance dashboard is designed around the requirements of the Renters' Rights Act. Every item in this checklist has a corresponding feature or tracking mechanism in the platform.

The compliance dashboard shows your progress against this checklist in real time — green for complete, amber for in progress, red for overdue. Nothing is missed, nothing is forgotten.

Frequently Asked Questions