Important — read before you do anything
The Renters' Rights Act 2025 is now in force. Several items on this checklist are urgent (marked in red) — doing them wrong or late carries fines of £7,000–£40,000. This is a practical summary, not legal advice. For complex situations — ongoing possession proceedings, lease disputes — get a solicitor involved.
The Renters' Rights Act is the biggest change to the private rented sector in 30 years. It abolishes Section 21, ends fixed-term tenancies, restricts rent increases, mandates faster repairs, and requires landlords to join a national register. Most landlords are unprepared. This checklist tells you exactly what to do — and in what order.
Stop using Section 21 immediately
URGENTSection 21 is abolished. Any notice served after the commencement date is void and could result in a fine up to £7,000. If you were planning a no-fault eviction, you now need a Section 8 ground. The most commonly used grounds are: rent arrears (Ground 8/10/11), selling the property (Ground 1A), family occupation (Ground 1), or antisocial behaviour.
Action
Review any pending possession proceedings with a solicitor.
Update your tenancy agreement templates
URGENTFixed-term ASTs cannot be used for new tenancies. All new tenancies are periodic from day one — rolling monthly by default. Remove any fixed-term end dates, break clauses, or fixed-term renewal terms from your templates. Rent review clauses (e.g. 'rent increases by 3% per year') are also void — delete them.
Action
Replace your AST template with a periodic tenancy agreement.
Set up the Section 13 rent review process
URGENTRent can only increase once every 12 months, via a formal Section 13 notice served at least 2 months before the new rent takes effect. You cannot increase rent in any other way — not via a clause in the tenancy, not via informal agreement documented in an email. The Section 13 route is the only valid legal route.
Action
Calendar your rent review dates and use a compliant Section 13 notice.
Register with the PRS Ombudsman
URGENTAll private landlords — including self-managing landlords who do not use an agent — must now join the new Private Rented Sector Ombudsman. This replaces the previous redress scheme requirements. Fines for non-compliance start at £7,000 and rise to £40,000 for repeated breaches. Registration is free for small landlords.
Action
Visit the official PRS Ombudsman website to register.
Join the Property Portal (Landlord Register)
URGENTThe Renters' Rights Act introduces a national Property Portal — a mandatory landlord register. You must register each property you let, provide compliance evidence (EPC, gas safety, EICR), and keep information up to date. Failing to register is a criminal offence with a £7,000 penalty. The portal is being phased in through 2025-2026.
Action
Check the portal launch date and register when it opens in your area.
Audit your properties for Awaab's Law compliance
Awaab's Law — named after a child who died from mould exposure — now applies to private rented properties. You must investigate and begin fixing emergency hazards (heating failure, major leaks) within 24 hours and respond to non-emergency hazards like damp and mould within 14 days. Councils can now issue emergency repair notices with enforcement action.
Action
Inspect all properties for damp, mould, and ventilation issues. Log all repair requests and response times.
Create a pet policy and response process
Landlords can no longer include a blanket 'no pets' clause. Tenants have a right to request a pet and you must respond in writing within 28 days. You can only refuse on specific reasonable grounds. You can require a tenant to take out pet insurance, but you cannot charge a higher deposit (deposit cap still applies). Silence counts as refusal after 28 days and can be challenged.
Action
Create a written pet request response process.
Review your deposit protection timelines
Deposit protection rules are unchanged but now sit alongside a periodic tenancy framework. Since there are no fixed-term end dates, you need to ensure your deposit protection is renewed or maintained if you switch providers. The 30-day protection deadline from receipt of deposit is unchanged.
Action
Audit each tenancy to confirm deposit is protected and prescribed information was served.
Understand the new eviction grounds and notice periods
Section 8 now has expanded mandatory grounds to compensate for losing Section 21. Key new/updated grounds: Ground 1A (selling — 4 months' notice, cannot serve in first 12 months), Ground 1 (family occupation — 4 months' notice), Ground 6A (demolition/redevelopment), Ground 7A (antisocial behaviour — immediate/serious cases). Courts can still refuse possession if proper procedure is not followed.
Action
Familiarise yourself with all 18+ Section 8 grounds before you ever need them.
Stop rental bidding — and document your asking rent
Landlords and agents can no longer invite or accept bids above the advertised asking rent. You must set an asking price and stick to it. If multiple tenants apply, you choose based on non-financial criteria. Breaching this rule is an offence under the Renters' Rights Act.
Action
Set a firm asking rent for each property and do not deviate from it during marketing.
Decide whether guaranteed rent removes your risk
With Section 21 gone, getting a problem tenant out is slower and more expensive than before. The minimum timeline for possession through the courts — even on a clear rent arrears case — is typically 3-6 months. Some landlords in the Midlands are switching to guaranteed rent schemes to remove tenant risk entirely: you get paid every month regardless, and the scheme provider takes on tenancy management, compliance, and void risk.
Action
Compare your current net income against a guaranteed rent offer.
Get proper accounting in place
With rents now only reviewable once a year via a formal process, and court costs for possession rising, accurate P&L tracking per property is more important than ever. Know your actual net yield. Know when your rent is due for review. Know your Section 24 tax position. Managing without this data is the most common reason landlords take a loss without realising it.
Action
Run your numbers through the cash flow and landlord tax calculators.
The stress-free alternative
Tired of compliance headaches?
With Section 21 gone, removing a problem tenant now takes months and thousands in legal costs. Some landlords in the Midlands are switching to guaranteed rent — no tenants to manage, no possession proceedings, no compliance risk. You just receive your rent every month.
See how guaranteed rent works →Further reading
- Full Renters' Rights Act 2025 guide — every change explained
- Section 8 Notice template — free download
- Section 13 Rent Increase Notice template
- Assured Shorthold Tenancy template
- Void period cost calculator — what empty months are costing you
Disclaimer: This content is for educational purposes only and does not constitute legal advice. Property law is complex and varies by jurisdiction. Always consult an SRA-regulated solicitor or CLC-licensed conveyancer for advice specific to your circumstances.
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