A landlord's guide to the Renters' Rights Act (England)

What changed, what is coming, and what you must do. Every statement links to its gov.uk source. This guide is information, not legal advice.

1. What is in force, and what is not yet

Tenancy reforms: no section 21, no fixed terms, all private assured tenancies periodic, new grounds, new rent increase process, rent in advance cap, bidding ban, discrimination ban	In force from 1 May 2026, for existing and new private tenancies in one stage. Source ENF Source GUIDE
Written statement of terms for existing tenancies	Had to be given by 31 May 2026. Failure is a breach (civil penalty up to £7,000). Source
Information sheet to existing tenants about the changes	Required. Failure is a breach. Source ENF Source GUIDE
Private rented sector database ("Register your rental property" service)	Opens 15 December 2026 (West Midlands first), in regional three-month windows. Every property registered by 14 November 2027. Source REG Source NEWS
Landlord ombudsman	Not yet open. The government says "as soon as possible" and landlords will be told the sign-up date. A small annual fee per property is expected. Source
Rent challenges moving from the First-tier Tribunal to the HMRC Valuation Office	Announced in September 2026 for the future. Until then, tenants apply to the Tribunal. Source
Decent Homes Standard for private rentals	Consultation closed. Not yet in force and no date announced. Source DHS Source GUIDE
Awaab's Law for private tenancies	Consultation opened 9 October 2026. Not yet in force for private landlords. Source
EPC minimum	Band E minimum in force (since 2020), with a £3,500 cost cap and an exemptions register. No higher band is in force today. Source
How to Rent guide	No longer required for tenancies from 1 May 2026. Kept only for section 21 cases that began before 1 May. Source

2. The database

Who must register. Every private landlord of an assured or regulated tenancy in England, individuals and organisations. Joint landlords each register: one registers the property and invites the others. The exception is supported exempt accommodation. Source

What you get. A landlord number and a property registration number. Putting them in adverts will become mandatory in future. It is optional now. Source

During the rollout. From 15 December 2026 to 14 November 2027 only properties that are let (or become let) must be registered. In future, unoccupied properties will have to be registered before marketing. Source

Regional windows. Register occupied properties by the end date for your region. You may register earlier. Region is set by local council. Source

The 28-day rule. Some information can follow within 28 days of registering. If outstanding information is not provided within 28 days, the registration may be deactivated, which can put you in breach. Any change or expiry (personal details, occupancy, replaced certificates, rent) must be updated within 28 days. Updates are free. A landlord registration is deactivated if it has no active properties. Source REG Source REGA

Banning orders. Landlords with a banning order may be refused registration. Source

Organisations. Organisations also provide directors or trustees (if there is no Companies House number), a contact, a Companies House number and a charity number. Source

Fee. £65 per property per year. No VAT, tax-deductible. Registering as a landlord and updating records is free. The renewal date for all your properties is one year from your first property registration. Registering on 15 December 2026 costs £5.34 for the first year. Source

Region	Window opens	Register by
West Midlands	15 December 2026	14 March 2027	Source
East of England	15 January 2027	14 April 2027	Source
East Midlands	15 February 2027	14 May 2027	Source
South East	15 March 2027	14 June 2027	Source
Yorkshire and Humberside	15 April 2027	14 July 2027	Source
North West	15 May 2027	14 August 2027	Source
North East	15 June 2027	14 September 2027	Source
London	15 July 2027	14 October 2027	Source
South West	15 August 2027	14 November 2027	Source

Region is set by local council. gov.uk provides a PDF list of councils by region; use it if you are not sure. Source

More on the database, with a fee calculator.

3. Rent increases (section 13)

Method	Only by a section 13 notice on prescribed Form 4A. Rent review clauses and other mechanisms are not permitted. Source GUIDE Source FORMS
Frequency	Once per year. Source
Notice	At least 2 months' notice before the new rent takes effect. Source
Amount	Up to market rent: what the property would achieve if newly advertised. Source
Challenge	The tenant can apply to the First-tier Tribunal. The Tribunal cannot set a rent higher than you proposed. There is no backdating: the new rent applies from the determination date. In undue hardship the Tribunal can defer by up to a further 2 months. The tenant pays the old rent until the final decision. Source GUIDE Source NEWS
Rent in advance	At most one month's rent (28 days' if the rent period is under a month) may be required after signing and before the tenancy starts. Nothing may be required before the agreement is signed. Source
Bidding	You must advertise an asking rent and may not ask for or accept more. Source
Form	Form 4A is on the assured tenancy forms page. Source

Use the rent increase calculator.

4. Possession grounds (section 8, Form 3A)

Use Form 3A "or a form substantially to the like effect". The notice must give the right notice period and set out the full ground wording and reasons. Incomplete notices get claims dismissed or delayed. Source
For most grounds (not 7A or 14) the deposit must have been protected, the scheme rules complied with and the prescribed information given. Or the deposit must have been returned, or a deposit dispute decided. Source
Some grounds need "prior notice" given at the start of the tenancy. Check the repossession guidance for which ones. Source
Grounds 1 and 1A cannot take effect in the first 12 months of the tenancy. You may serve notice earlier with a later date. Source
After the notice period, if the tenant has not left, you apply to court. There is an online service for rent arrears. Orders on mandatory grounds usually require the tenant to leave within 14 days, or up to 6 weeks for extreme hardship. Source
After using Ground 1 or 1A there is a 12-month restricted period: you may not relet or remarket the property. Doing so is an offence (civil penalty up to £40,000 or prosecution). Exceptions: you or family move in, a 21+ year lease or sale licence, or a court orders possession on another ground. Source

Ground	Summary	Type	Notice period	Earliest use and conditions	What you need to show
1	Landlord or close family member moving in	Mandatory	4 months	Not in the first 12 months. 12-month no-relet restricted period after use.	That you or a close family member are moving in. Source GUIDE Source ENF
1A	Landlord selling	Mandatory	4 months	Not in the first 12 months. 12-month no-relet and no-remarketing restricted period.	That you are selling the property. Source GUIDE Source ENF
2	Sale by mortgage lender	Mandatory	4 months	None beyond the ground itself	That the mortgage lender is selling. Source
4A	HMO let to full-time students, needed for new students in line with the academic year	Mandatory	4 months	Not available if the tenancy was agreed more than 6 months before it started.	An HMO let to full-time students that is needed for new students in line with the academic year. Source
5	Minister of religion	Mandatory	2 months	None beyond the ground itself	A let to a minister of religion. Source
5A	Agricultural worker	Mandatory	2 months	None beyond the ground itself	A let to an agricultural worker. Source
5C	Employment by the landlord has ended (expanded old ground 16)	Mandatory	2 months	None beyond the ground itself	That the tenant's employment by you has ended. Source
6	Redevelopment (various limits)	Mandatory	4 months	Various limits apply. Check the guide.	That you intend to redevelop. Check the limits in the guide. Source
6B	Compliance with enforcement action (the court may order compensation to the tenant)	Mandatory	4 months	The court may order compensation to the tenant.	That you must act to comply with enforcement action. Source
7	Death of tenant (inherited tenancy, proceedings within 12 months)	Mandatory	2 months	Proceedings must start within 12 months.	The death of the tenant and an inherited tenancy. Source
7A	Severe anti-social or criminal behaviour (conviction, breach of an ASB order, closure order over 48 hours)	Mandatory	Immediate	Proceedings can begin at once. Deposit rules do not apply.	A conviction, a breach of an anti-social behaviour order, or a closure order of over 48 hours. Source GUIDE Source REPO
7B	No right to rent (Home Office notice)	Mandatory	2 weeks	None beyond the ground itself	A Home Office notice that the tenant has no right to rent. Source
8	Rent arrears of at least 3 months (13 weeks if the rent is weekly or fortnightly), both when notice is served and at the hearing	Mandatory	4 weeks	Arrears must be at least 3 months (13 weeks if weekly or fortnightly) when you serve notice and at the hearing.	A rent statement showing arrears of at least 3 months (13 weeks if weekly or fortnightly) on the day you serve notice, and again at the hearing. Source
9	Suitable alternative accommodation available	Discretionary	2 months	None beyond the ground itself	That suitable alternative accommodation is available. Source
10	Any rent arrears	Discretionary	4 weeks	None beyond the ground itself	A rent statement showing the arrears. Source
11	Persistent delay in paying rent	Discretionary	4 weeks	None beyond the ground itself	Records of repeated late payments. Source
12	Breach of a tenancy term (other than rent)	Discretionary	2 weeks	None beyond the ground itself	The term, and how it has been broken. Source
13	Deterioration of the property	Discretionary	2 weeks	None beyond the ground itself	The state of the property and how it has got worse. Source
14	Anti-social behaviour, nuisance, illegal or immoral use, indictable offence in the locality	Discretionary	Immediate	Proceedings can begin at once. Deposit rules do not apply.	The behaviour, nuisance, use or offence, with dates and reports. Source GUIDE Source REPO
14ZA	Rioting conviction	Discretionary	2 weeks	None beyond the ground itself	A rioting conviction. Source
15	Deterioration of furniture	Discretionary	2 weeks	None beyond the ground itself	The state of the furniture and how it has got worse. Source
17	Tenancy obtained by a false statement	Discretionary	2 weeks	None beyond the ground itself	The false statement and that the tenancy was obtained because of it. Source

Grounds limited to particular landlord or accommodation types are on the possession grounds page.

5. Standing duties for an English let

Duty	Cycle or trigger	Notes
Written tenancy agreement with prescribed information	Every tenancy. Existing verbal tenancies needed a written statement by 31 May 2026.	Source GUIDE Source ENF
Gas safety record (CP12), with a copy to tenants, if there is a gas supply	Every 12 months	Standard duty that pre-dates the Act, so check gov.uk. Gas Safety (Installation and Use) Regulations 1998. The database asks for it. Source RENTING Source REG
Electrical Installation Condition Report, with a copy to tenants and the council on request	At least every 5 years	Standard duty that pre-dates the Act, so check gov.uk. Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. The database asks for it. Source RENTING Source REG
Energy Performance Certificate: minimum band E or a registered exemption, with a £3,500 cost cap	Valid 10 years	Standard duty that pre-dates the Act, so check gov.uk. The 10-year validity is a standard rule that pre-dates the Act. Band E, the cap and exemptions are from the MEES guidance. Source MEES Source RENTING
Smoke alarm on every storey; carbon monoxide alarm in rooms with a fixed combustion appliance (excluding gas cookers); working at the start of each tenancy and repaired when reported	At each tenancy start and when reported	Standard duty that pre-dates the Act, so check gov.uk. Smoke and Carbon Monoxide Alarm (England) Regulations 2015 as amended 2022. Source
Deposit protected in a government scheme within 30 days, with prescribed information given. Only money may be taken as a deposit.	Per deposit	Standard duty that pre-dates the Act, so check gov.uk. The 30 days comes from the Housing Act 2004. That possession depends on it, and that only money may be taken, is from the repossession guidance. Source REPO Source DEPOSIT
Right to rent checks	Before the tenancy starts, and follow-up checks for time-limited status	Standard duty that pre-dates the Act, so check gov.uk. Immigration Act 2014. Source
HMO or selective licence where the council requires one	Per scheme	Source
Database registration and the annual £65 fee; updates within 28 days	From your regional window	Source
Landlord ombudsman membership	When the scheme opens and a sign-up date is announced	Source
Pets: consider requests case by case and do not refuse unreasonably	Per request	Source
No discrimination against prospective tenants on benefits or with children; no rental bidding; rent in advance capped	Per let	Source
Furniture fire safety, and a legionella risk assessment	Check gov.uk for the current rule	Standard duty that pre-dates the Act, so check gov.uk. Standard duties that pre-date the Act. Check gov.uk. Source

6. Penalties

What	Penalty
Breaches: claiming a fixed term, ending a tenancy verbally or by notice to quit, no written statement, no information sheet, using a ground without a reasonable belief the court would grant it, purported notices	Civil penalty up to £7,000 Source
Offences: relet or remarket within the 12-month restricted period after Ground 1 or 1A (exceptions: you or family move in, a 21+ year lease or sale licence, or a court orders possession on another ground); knowingly or recklessly misusing a ground so the tenant leaves within 4 months; repeat breaches within 5 years; continuing a breach 28 days after a penalty	Civil penalty up to £40,000, or prosecution Source
Database and ombudsman non-compliance	Up to £7,000, then up to £40,000 or prosecution. Rent repayment orders are available. Source REG Source GUIDE
Failing to register on the database (up to £7,000). Knowingly or recklessly giving false information, or continuing or repeating breaches (up to £40,000 or prosecution).	From 15 December 2026 tenants can seek rent repayment orders for these offences, once their region's window has opened. Source
Rent repayment orders	Maximum doubled to 24 months' rent. Application window 24 months. Repeat offenders pay the maximum. Source
Decent Homes Standard (when in force)	Civil penalties up to £7,000 for failing to take reasonable steps on serious hazards Source

7. Ten common mistakes

Adding an end date to a tenancy agreement (claiming a fixed term). Breach. Source
Telling a tenant to leave by text or WhatsApp (a "notice to quit" or purported notice). Breach. Source
Using Ground 1 or 1A inside the first 12 months, or re-letting within 12 months after using them. Offence. Source ENF Source GUIDE
Raising rent with a letter, a clause or an email instead of Form 4A with 2 months' notice. Invalid. Source GUIDE Source FORMS
Raising rent twice in a year. Not allowed. Source
Taking more than one month's rent in advance, or accepting an offer above the advertised rent. Not allowed. Source
Forgetting the written statement of terms or the information sheet for existing tenants. Breach. Source ENF Source GUIDE
Serving a Form 3A with the wrong notice period or without the full ground wording. Claim dismissed or delayed. Source
Trying to use most possession grounds with an unprotected deposit. Claim at risk. Source
Missing the regional database window (the first deadline is 14 March 2027, West Midlands) or not updating records within 28 days. Penalty and possible deactivation. Source

8. Glossary

Assured tenancy: The type of private tenancy the Act changes. Since 1 May 2026 all private assured tenancies are periodic. Source GUIDE Source ENF
Periodic tenancy: A rolling tenancy with no fixed end date. Source
Section 8 notice (Form 3A): The notice that starts possession proceedings on a ground. Source REPO Source FORMS
Ground: A legal reason for possession. Source
Mandatory ground: A ground where the court must order possession if you prove it. Source
Discretionary ground: A ground where the court decides whether possession is reasonable. Source
Notice period: The minimum time between serving the notice and applying to court. It differs by ground. Source GUIDE Source REPO
Section 13 notice (Form 4A): The only way to raise rent. It needs at least 2 months' notice. Source GUIDE Source FORMS
Market rent: What the property would achieve if newly advertised. The most a rent increase can ask for. Source
First-tier Tribunal (Property Chamber): Where a tenant challenges a rent increase for now. Source GUIDE Source NEWS
Prescribed information (deposit): The information you must give the tenant about their protected deposit. Source REPO Source DEPOSIT
Restricted period: The 12 months after Ground 1 or 1A is used, when you may not relet or remarket the property. Source
Rent repayment order: An order for you to repay rent. The maximum is now 24 months' rent. Source
Civil penalty: A fine from the council. Up to £7,000 for breaches, up to £40,000 for offences. Source
Regional registration window: The three months in which landlords in a region must register occupied properties on the database. Source
Landlord number and property registration number: The numbers you get when you register. They will have to go in adverts in future. Source
Written statement of terms: The written record of the terms of an existing tenancy. It had to be given by 31 May 2026. Source

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