Renting out a home in England comes with a long list of legal duties — and the rules are changing fast under the Renters' Rights Act 2025. This is a plain-English run-through of what you need in place before you let, during the tenancy, at the end, and what's new. Use it as a starting map, then keep the detail on top with JRM Compliance.
Most of the big penalties come from letting a property without the right paperwork already done. Sort these before a tenant moves in.
Before the tenancy starts, check that every adult occupier has the legal right to rent in the UK — in person with original documents, or using the Home Office online checking service and a share code. Keep dated copies as evidence, and diarise any time-limited checks to repeat them.
Getting it wrong can mean significant civil penalties (increased in 2024) and, if you knowingly let to someone without the right to rent, potential criminal liability.
You must have a valid EPC and give it to the tenant before they move in. The property must currently meet at least an E rating to be let (the Minimum Energy Efficiency Standard). The government has confirmed plans to raise the minimum to EPC C from 2030 for private rentals — start planning improvements now if you're below a C.
If the property has any gas appliances, a Gas Safe registered engineer must check them every year. Give the record to a new tenant before they move in, and to existing tenants within 28 days of the check. Failing to hold a valid gas safety record is a criminal matter and can carry unlimited fines.
Book early without losing time: the check can be carried out up to 2 months before the current record expires while keeping the same renewal date. For example, a record expiring 1 December can be renewed any time from 1 October and still keep its 1 December anniversary — so booking early never shortens your certificate. This is exactly the kind of thing JRM Compliance makes easy: it tracks the dates and reminds you in good time, so checks get done ahead of expiry with no gaps.
You must have the fixed electrical installation inspected and tested by a qualified person at least every five years and supply the report (EICR) to tenants. Any faults flagged as needing attention must be fixed within the timescale stated (usually 28 days). Local authorities can impose a civil penalty of up to £30,000 for non-compliance.
Fit at least one smoke alarm on every storey used as living accommodation, and a carbon monoxide alarm in any room with a fixed combustion appliance (a gas boiler, fire, wood burner, etc. — not just gas). Make sure they're working at the start of every tenancy, and repair or replace faulty alarms once told they've failed.
Any deposit you take must be protected in a government-approved scheme (DPS, MyDeposits or TDS) within 30 days of receiving it, and you must give the tenant the "prescribed information" about where it's held. Get this wrong and a tenant can claim compensation of one to three times the deposit — and your ability to regain possession can be affected.
Give the tenant the current "How to Rent" guide, the EPC and the gas safety record, and keep proof of what you served and when — it matters if you ever need possession. Put the tenancy in writing so the terms are clear.
Larger shared houses need a mandatory HMO licence; many councils run additional HMO or selective licensing schemes that can cover smaller HMOs or even all rentals in a designated area. Check your local authority's schemes before letting — renting a licensable property without a licence is a criminal offence with heavy penalties and rent-repayment risk.
Compliance isn't a one-off. These are the duties that run for the life of the tenancy.
Renew the gas safety record every 12 months, the EICR every 5 years (or sooner if flagged), and the EPC before it expires (valid 10 years). Missing a renewal is one of the most common — and most avoidable — breaches.
You're responsible for keeping the structure, exterior and key installations (heating, hot water, water, gas, electrics, sanitation) in repair and working order, and the home must be fit for human habitation throughout the tenancy under the Homes (Fitness for Human Habitation) Act 2018. Respond to disrepair promptly — tenants can take action if you don't.
Under Awaab's Law, being extended to the private rented sector, landlords must investigate and fix serious health hazards such as damp and mould within set timescales once reported. Log every report and your response — it's both a legal duty and your best evidence if challenged.
Make sure smoke and CO alarms remain in working order, and carry out any recurring safety checks (for example legionella risk awareness, or fire safety in HMOs). Give proper notice before visiting and respect the tenant's right to quiet enjoyment.
From 1 May 2026, rent on a periodic tenancy can only be increased once every 12 months, using the statutory Section 13 procedure and the correct notice (Form 4), with at least two months' notice. Old rent-review or index-linked clauses will no longer take effect. A tenant can challenge an above-market increase at tribunal.
The names, contact details and documents you hold about tenants are personal data. Keep them secure, use them only for managing the tenancy, and be ready to respond to data requests — a duty under UK GDPR.
How a tenancy ends is changing significantly — but the deposit rules remain strict.
At the end of the tenancy, return the deposit promptly. Any deductions must be fair, evidenced and only for genuine loss (unpaid rent, damage beyond fair wear and tear) — a thorough check-in and check-out inventory with photos is your best protection if a deduction is disputed through the scheme.
"No-fault" Section 21 evictions are being abolished (see below). Possession will instead rely on specific legal grounds — for example rent arrears, anti-social behaviour, or the landlord needing to sell or move in — served with the correct notice. Make sure your compliance paperwork is in order, because gaps can block a possession claim.
The biggest overhaul of renting in a generation. Key changes are rolling out through 2026 and beyond — here's what landlords need to prepare for.
From 1 May 2026 you can no longer serve a Section 21 notice. Possession must be sought on specific grounds only. Any valid Section 21 notice must have been served on or before 30 April 2026.
Assured shorthold tenancies are replaced with open-ended periodic tenancies. Tenants can give notice from the outset (giving two months' notice), while the grounds and notice periods for landlords are reformed.
Every private landlord will have to register themselves and their properties on a new Private Rented Sector Database / Property Portal. Rolling out from late 2026, it becomes mandatory nationally in 2027. Operating an unregistered let can cost you access to possession grounds and carry substantial penalties.
All private landlords will have to belong to a new Private Rented Sector Ombudsman scheme, giving tenants a free route to redress. Expected to launch around 2028.
A legal Decent Homes Standard is being applied to the private rented sector, and Awaab's Law duties (fixing serious hazards within fixed timescales) are being extended to private landlords.
Rent can be raised only once a year via the statutory Section 13 process, with two months' notice and a right to challenge at tribunal. Landlords and agents will also be barred from inviting or accepting offers above the advertised rent.
Blanket "no DSS", no-children and similar discriminatory refusals are being outlawed, and tenants gain the right to request a pet, which a landlord cannot unreasonably refuse (you can require pet insurance).
Enforcement is stepping up: financial penalties of up to around £7,000 for a first breach of many duties, rising to up to £40,000 — or criminal prosecution — for serious or repeated breaches.
Store every certificate, get automatic expiry reminders, track your PRS Database registration, Ombudsman membership, licensing and Awaab's Law deadlines, coordinate contractors, and keep tenants and evidence in one place — so nothing slips.
Last reviewed: July 2026. We keep this guide updated as the law changes.