Renters Rights Act 2025 – Landlords Checklist to Prepare for 1 May 2026

In follow-up to our last article, which covered key changes to the grounds for obtaining possession of property let to residential tenants, our property team has prepared a checklist for landlords to prepare for changes coming into force 1 May 2026.

Preparing for Renters Rights Act 2025

The Renters Rights Act 2025 introduces wide-ranging reform of the private rented sector in England. Landlords must prepare not only for tenancy law changes but also ensure that associated tax reporting obligations are fully compliant, so they are ready to meet their new obligations.

Below is our updated, consolidated checklist for residential landlords ahead of commencement on 1 May 2026.

Residential Landlord Checklist

1. Understand the New Tenancy Framework

Ensure you understand the new tenancy framework, including these core aspects:

2. Abolition of Section 21 (‘no-fault’) evictions
3. All possession claims must rely on revised Section 8 statutory grounds.
4. All tenancies become periodic

Assured shorthold tenancies will convert to periodic assured tenancies.

Action to take now: Review your possession strategy, notice templates and risk profile.

Please see our previous article, ‘The Abolition of Section 21 “No-Fault” Possession Notices. A Major Turning Point for Residential Landlords and Tenants’, for related information.

For additional guidance, please read: gov.uk – Grounds for possession: guidance for landlords and letting agents.

2. Update Written Tenancy Documentation

Ensure your written tenancy agreements are up to date and in line with new requirements:

1. Provide a written tenancy agreement and written information about key terms for all new tenancies from 1 May 2026.
2. Supply the prescribed government information sheet to existing tenants to explain how their tenancy might be affected.
3. Where no written agreement exists, issue a written statement of terms.

For additional guidance, see the list of information that you will need to include: gov.uk –
Written information that must be given to tenants: guidance for landlords

Action to take now: Audit and replace outdated tenancy precedents.

3. Prepare for Rent Increase Controls

The reforms include specific rules regarding rent increases; ensure you understand the required processes:

1. Rent increases are limited to once per year.
2. Statutory Section 13 procedure must be used.
3. Tenants may challenge increases before the First-tier Tribunal.

Action to take now: Review rent review processes and ensure robust market evidence is retained.

4. Advertising & Up-Front Payment Restrictions

New restrictions regarding advertising and up-front payments are being introduced, and it is essential that landlords understand these constraints:

1. No rental bidding above the advertised rent.
2. Limits on rent payable in advance (generally one month). Bans on demanding or accepting rent (even via letting agents) before the tenancy agreement is signed.

Action to take now: Ensure marketing materials are accurate, and agent instructions are updated.

5. Fair Access & Non-Discrimination

Landlords will not be able to automatically refuse tenants of a certain financial or family status, or automatically refuse tenant requests, including:

1. No blanket refusals of tenants in receipt of benefits or with children.
2. Pet requests must not be unreasonably refused.

Action to take now: Review existing policies on prospective tenants and ensure they are not in breach of the updated rules.

6. HMRC Notification & Digital Reporting Obligations

Compliance under the Renters Rights Act 2025 should be considered alongside your obligations to HM Revenue and Customs (HMRC).

Landlords must ensure that rental income is properly declared and that HMRC is notified where required, particularly if you are newly receiving rental income or are not currently within the Self-Assessment regime.

• Making Tax Digital (MTD) for Landlords

From April 2026 onwards, digital reporting obligations will begin to apply under HMRC’s Making Tax Digital for Income Tax Self-Assessment (MTD ITSA) regime.

Action Checklist:

1. Review bookkeeping systems to ensure digital compatibility.
2. Speak with your accountant regarding your HMRC obligations and Making Tax Digital (MTD) readiness.
3. Enforcement & Civil Penalties

Enforcement action and civil penalty powers are being strengthened:

1. Enhanced local authority enforcement powers.
2. Civil penalties for non-compliance.
3. Future landlord registration database and Ombudsman requirements.

Action to take now: Conduct a full legal and tax compliance audit before 1 May 2026.

Final Recommendation from Our Property Law Team

The Renters Rights Act 2025 represents the most significant overhaul of residential landlord obligations in a generation. Landlords should approach implementation holistically, reviewing:

• Tenancy documentation
• Possession strategy
• Advertising practices
• Compliance systems
• Tax notification and digital reporting readiness

Early preparation before the rules come into force on 1 May 2026 will significantly reduce risk exposure and protect your portfolio value.

If you would like a ‘landlord readiness’ review, our specialist property team is here to help guide you through the changes brought by the Renters’ Rights Act 2025. For more information or to speak to one of our team, email us at contact@muscattblackgraf.com or click here to complete our online contact form.

This blog was prepared on 19 March 2026. It is not intended to be advice and should not be relied upon as such.