Renters' Rights Act 2025: The Complete Compliance Checklist for Landlords

The Renters’ Rights Act changes everything — but not in the way landlords think

On 1 May 2026, the Renters’ Rights Act comes into force. Section 21 abolition gets the headlines. But there’s a lot more underneath that will affect every English landlord. And if you self-manage, you need to know exactly what changes and what stays the same.

The good news: the core compliance work isn’t new. Deposits still need protecting. Gas still needs checking. Smoke alarms still need testing. What is new is the paperwork, the timings, and the grounds you’ll use for possession.

The bad news: get it wrong and you won’t be able to evict. You can’t take shortcuts.

What’s changing — the headline items

1. Section 21 is dead. Section 8 is now your only route to possession.

Under Section 21, you could end a tenancy without a reason — no-fault eviction. Just serve two months’ notice and you were done. Section 21 is gone.

From 1 May, the only way to end a tenancy and get a court order for possession is via Section 8 — and you need a valid reason. The new Act has reformed the grounds, but the core principle is the same: you must prove breach of contract or a specific Housing Act ground.

What you do: If you need to evict, use Section 8. You’ll need to establish which ground applies (rent arrears, breach of tenancy, anti-social behaviour, etc.), serve notice, and apply to court.

2. Written Statement of Terms is now mandatory.

Before 1 May, some landlords got away without a formal tenancy agreement. The government’s Information Sheet was optional for many. Not anymore.

You must provide a Written Statement of Terms — a clear, jargon-free summary of the tenancy terms — before the tenancy starts. It has to cover rent, deposit, length, notice periods, and landlord/tenant rights.

What you do: Generate a Written Statement of Terms before your tenant moves in. It’s not a replacement for the full AST (Assured Shorthold Tenancy) agreement, but it runs alongside it. Many landlords now use a single PDF that covers both.

3. Government Information Sheet delivery is now a legal requirement.

The government has produced a standard Information Sheet that outlines tenant rights under the Renters’ Rights Act. You must give a copy to every new tenant before the tenancy starts.

Print it, email it, include it in the tenancy pack — doesn’t matter how you deliver it. But you must deliver it.

What you do: Get the sheet from www.gov.uk, add it to your tenancy pack, and keep proof that you gave it to the tenant. If you end up in court, you’ll need to prove you served it.

4. The PRS Database becomes your responsibility.

The Private Rented Sector Database launches on 1 April 2026 — before the full Act comes in. Every residential letting in England must be registered. Register early; you’ll get a registration number you’ll need for everything (serving notice, court applications, getting a mortgage on the property).

What you do: Register on the PRS Database (www.prs-register.gov.uk) before 1 April. The process takes about 10 minutes per property. You’ll need the property address, your details, and the tenancy dates.

5. New grounds for possession — some easier, some harder.

Section 8 has been rewritten. Old grounds are gone. New ones are in place.

The easier ones for landlords:
- Ground 8: Serious rent arrears (more than 2 months)
- Ground 2: Breach of tenancy (e.g., pets when not allowed, subletting, damage)
- Ground 1: Anti-social behaviour and nuisance

The trickier ones:
- Ground 6: Landlord intends to occupy (now requires genuine intention + 6 months’ notice instead of the old 2 months)
- Ground 7: Landlord intends to sell (also 6 months’ notice)
- Ground 10: Rent arrears where notice was served (discretionary ground — court may grant or refuse)

The government publishes detailed guidance on what counts as a valid ground. You’ll need to read it before you serve notice.

What you do: If you’re thinking about eviction, check which ground applies. Read the government’s Housing Act grounds guide (free). Serve notice correctly. If the tenant disputes it, be ready for court.

6. Smoke alarm regulations are tighter (and more confusing).

In England, smoke alarms in all rooms have been required for years. The Renters’ Rights Act tightens this: you must ensure they’re working on day one of the tenancy, and the tenant must test them monthly.

In Scotland, the rules are already strict — all rooms, all tenancies, and interlinked. Wales is still coming.

What you do: Install smoke alarms (and CO alarms in rooms with gas appliances). Test them before the tenant moves in. Provide written instructions for testing. Keep records.

7. PRS Database registration is now tied to enforcement.

The PRS Database has teeth. If you don’t register, you can’t serve notice, you can’t apply for possession, and you can’t even get a mortgage on the property without proof of registration.

This is the government’s main lever to stop unregistered lettings.

What you do: Register before 1 April. Do it now — no point waiting.

Your compliance checklist — do this before 1 May and for every new tenancy

Before the tenant moves in

• Register the property on the PRS Database — takes 10 minutes, get the registration number
• Draft a Written Statement of Terms — cover rent, length, notice period, deposit, landlord/tenant rights
• Give the tenant the Government Information Sheet
• Install smoke alarms — at least one on each storey; CO alarm if gas appliances
• Test all alarms before the tenant moves in
• Create a full AST or PRT agreement
• Protect the deposit — within 30 days, with prescribed info
• Arrange Building Insurance
• Check Gas Safety Certificate

Ongoing (throughout the tenancy)

• Keep the comms log up to date
• Document any repairs or complaints
• Update the deposit scheme if any changes
• Renew gas certificates annually
• File EPC and EICR — track renewal dates

If you need to evict

• Identify the correct Section 8 ground
• Serve notice correctly
• Register on PRS Database — you can’t serve notice without it
• Keep all evidence
• Apply to court

The scary bit: what happens if you get it wrong

If you don’t comply with the Renters’ Rights Act:

• You can’t evict via Section 8 — if you haven’t served the Information Sheet or issued a Written Statement of Terms, you can’t get a court order
• You can’t serve notice — if you’re not registered on the PRS Database, the notice is invalid
• You’re liable for penalties — breach of the Act can result in civil penalties up to £5,000
• You can be blocked from new lettings

Most landlords don’t set out to break the rules. They just don’t know about them.

How to stay compliant without losing your mind

The self-managing landlords who stay compliant do three things:

1. They document everything. Every conversation, repair request, rent payment, and problem goes in the comms log with a timestamp.
2. They automate the checklists. Use compliance tracking to flag renewal dates. Don’t rely on memory.
3. They have a single source of truth. All documents live in one place.

SelfLet was built for this. It generates your Written Statement of Terms and serves up the Government Information Sheet on day one. The compliance engine flags what’s due and when. The comms log is immutable and court-ready.

Next steps

1. Register on the PRS Database now
2. Read the government’s Renters’ Rights Act guidance
3. If you have a solicitor, ask them to review your tenancy template
4. Document everything from now on
5. Set a reminder for gas and EPC renewals

The Renters’ Rights Act isn’t a disaster if you’re organised. It’s an inconvenience if you’re not. Get ahead of it now, and by 1 May you’ll be ready.

Ready to self-manage without the compliance headaches? SelfLet tracks your compliance items, generates your Written Statement and Information Sheet, and keeps your comms log court-ready. Launch 1 May 2026.

Last updated: April 2026. The Renters’ Rights Act continues to evolve; check gov.uk for the latest guidance. This guide covers England; Scotland and Wales have different rules.