A Landlord's Guide to the New Lettings Compliance Rules
Key Takeaways
- The Renters' Rights Act 2025 came into force on 1 May 2026, ending Section 21 “no-fault” evictions and replacing fixed-term tenancies with rolling periodic ones.
- Rent can now be increased only once a year, with at least two months’ notice, and rental bidding wars are banned.
- The “How to Rent” guide has been withdrawn; landlords must now provide the government’s new information sheet and a written statement of terms.
- Core safety rules still apply: an annual gas safety check, a five-yearly electrical (EICR) inspection, and working smoke and CO alarms.
- Deposits are still capped at five weeks’ rent (six if annual rent is £50,000 or more) and must be protected within 30 days.
The rules for letting a home in England have just seen their biggest overhaul in a generation. The Renters' Rights Act 2025 received Royal Assent in October 2025, and its first and most significant phase came into force on 1 May 2026. If you let property in Chigwell or anywhere in West Essex, here is what changed — and what stayed the same.
The Renters' Rights Act 2025 — what changed on 1 May 2026
From 1 May 2026, the private rented sector works differently:
- Section 21 has been abolished. Landlords can no longer use “no-fault” evictions; possession must be sought on specific legal grounds.
- Fixed terms are gone. Most new and existing assured tenancies have become open-ended, rolling “assured periodic” tenancies.
- Rent rises once a year. Rent can be increased only once every 12 months, with at least two months’ notice, using the correct statutory process.
- No more bidding wars. Landlords and agents cannot invite or accept offers above the advertised rent, and cannot demand large sums of rent in advance.
- Fairer access. Blanket bans on renting to families with children or people receiving benefits are now unlawful.
The “How to Rent” guide has gone
The long-standing requirement to hand tenants the government’s “How to Rent” checklist was withdrawn on 1 May 2026. In its place, landlords must give tenants the government’s new information sheet, and new tenancies need a written statement of their terms. If you manage your own lettings, make sure your paperwork has been updated — the old templates are out of date.
Deposits and fees — largely unchanged
The deposit and fee rules that came in over recent years still stand. A deposit is capped at five weeks’ rent where the annual rent is under £50,000, or six weeks’ where it is £50,000 or more, and it must be protected in a government-approved scheme within 30 days, with the prescribed information given to the tenant. Under the Tenant Fees Act, most charges to tenants remain banned: you can only take rent, a capped deposit and holding deposit, and a short list of permitted default payments.
Safety certificates — still essential
- Gas. An annual gas safety check by a Gas Safe registered engineer, with a copy of the record given to existing tenants within 28 days and to new tenants before they move in.
- Electrical. An Electrical Installation Condition Report (EICR) at least every five years, with a copy to tenants within 28 days.
- Alarms. At least one smoke alarm on every storey with living accommodation, and a carbon monoxide alarm in any room with a fixed combustion appliance (other than a gas cooker) — all in working order on the first day of the tenancy.
Energy efficiency — band E now, band C on the horizon
Since April 2020, a property must have an EPC rating of at least band E to be let (unless a valid exemption is registered). Looking ahead, the government’s Warm Homes Plan confirms an intention to raise the minimum to band C by 2030 — though that is not yet law, so watch for the regulations. If your property sits at D or E, it is worth planning improvements now.
Right to Rent and HMOs
You must still carry out a Right to Rent check on every tenant aged 18 or over before the tenancy begins — and the same check must be applied to everyone, not only those you think may not be British. If you let to five or more people forming more than one household who share facilities, you will need a mandatory HMO licence, and some councils operate additional or selective licensing on smaller properties too, so check with the local authority.
Keeping on top of all this is exactly what a good managing agent is for. Our lettings and management team keeps your property fully compliant and your tenancies running smoothly — see how we can help, or book a rental valuation to find out what your property could achieve.
Sources: Guide to the Renters’ Rights Act, gov.uk tenancy deposit protection and HSE gas safety guidance for landlords (2025–2026). This is general information, not legal advice — confirm your obligations for your specific circumstances.
