Rules catalogue · England

The rules for renting out a home in England

Every rule here links to its source on legislation.gov.uk or GOV.UK. Rules that start or change on a set date carry that date, and rules not yet in force are marked.

77 rules in 13 topics: 69 in force, 6 confirmed for a later date, 2 proposed.

Safety

23 rules

Annual gas safety check by a Gas Safe registered engineerIn force since 3 October 1998
Every gas appliance and flue you provide must be safety-checked by a Gas Safe registered engineer within 12 months of installation and then at least every 12 months, and within the 12 months before any new tenancy starts.
Gas Safety (Installation and Use) Regulations 1998 (SI 1998/2451), reg 36(3)(a)-(b) and 36(4) · Gas Safety (Installation and Use) Regulations 1998, reg 36A (inserted by SI 2018/139 from 6 April 2018) · Health and Safety at Work etc. Act 1974, Schedule 3A (mode of trial and maximum penalty)
Keep gas fittings and flues in a safe conditionIn force since 3 October 1998
Between annual checks you must keep the gas appliances, pipework and flues you are responsible for safe, and act promptly on any defect found.
Gas Safety (Installation and Use) Regulations 1998, reg 36(2), 36(4), 36(11)-(12) · Health and Safety at Work etc. Act 1974, Schedule 3A
Keep gas safety recordsIn force since 6 April 2018
Keep each gas safety record until two further checks have been made on that appliance or flue, and make it available to occupiers on request.
Gas Safety (Installation and Use) Regulations 1998, reg 36(3)(c) and 36(5) (retention period substituted by SI 2018/139 from 6 April 2018)
Give existing tenants the gas safety record within 28 daysIn force since 3 October 1998
After each annual gas check, give a copy of the record to every existing tenant within 28 days.
Gas Safety (Installation and Use) Regulations 1998, reg 36(6)(a) and 36(7)
Give new tenants the gas safety record before they move inIn force since 3 October 1998
A new tenant must receive a copy of the latest gas safety record before they occupy the property.
Gas Safety (Installation and Use) Regulations 1998, reg 36(6)(b) and 36(8)
Electrical installation inspection and test at least every 5 yearsIn force since 1 June 2020Fine up to £40,000
Have the fixed electrical installation inspected and tested by a qualified person before each tenancy starts and at least every 5 years, or sooner if the report says so.
Electrical Safety Standards in the Private Rented Sector and Social Rented Sector (England) Regulations 2020 (SI 2020/312), reg 3(1)-(3)(a) · SI 2020/312, reg 11 (financial penalties, maximum £40,000) · SI 2020/312, Schedule 1 (excluded tenancies) · Electrical Safety Standards in the Private Rented Sector (England) (Amendment) (Extension to the Social Rented Sector) Regulations 2025 (SI 2025/1043), reg 1 (commencement)
Give existing tenants the electrical report within 28 daysIn force since 1 June 2020Fine up to £40,000
After each electrical inspection, give a copy of the report to each existing tenant within 28 days.
SI 2020/312, reg 3(3)(b) · SI 2020/312, reg 11
Give new tenants the electrical report before they move inIn force since 1 June 2020Fine up to £40,000
A new tenant must receive a copy of the most recent electrical report before occupying the property.
SI 2020/312, reg 3(3)(e)(i)
Give prospective tenants the electrical report within 28 days of a written requestIn force since 1 June 2020Fine up to £40,000
If a prospective tenant asks in writing for the electrical report, you must supply it within 28 days.
SI 2020/312, reg 3(3)(e)(ii) and reg 2 (definition of prospective tenant) · SI 2020/312, reg 2
Give the council the electrical report within 7 days of a written requestIn force since 1 June 2020Fine up to £40,000
If the council asks in writing for the electrical report, you must send it within 7 days.
SI 2020/312, reg 3(3)(c)
Keep the electrical report and pass it to the next inspectorIn force since 1 November 2025Fine up to £40,000
Keep each electrical report until the next inspection is due or done, and give a copy to the person doing the next inspection.
SI 2020/312, reg 3(3)(ca) and (d) (inserted or substituted by SI 2025/1043)
Complete electrical remedial or investigative work within 28 daysIn force since 1 June 2020Fine up to £40,000
If the electrical report records C1 or C2 defects or FI (further investigation), have the work done by a qualified person within 28 days of the inspection, or sooner if the report says so.
SI 2020/312, reg 3(4) and 3(6) · SI 2020/312, reg 4 (remedial notice) · SI 2020/312, reg 10 (urgent remedial action) · SI 2020/312, reg 11
Send written confirmation of electrical remedial work to tenants and the council within 28 daysIn force since 1 June 2020Fine up to £40,000
After remedial or investigative work, get written confirmation from a qualified person and send it, with the original report, to the tenants and the council within 28 days of completion.
SI 2020/312, reg 3(5)
Smoke alarm on every storey with living accommodationIn force since 1 October 2015Fine up to £5,000
There must be a smoke alarm on each storey that has a room used wholly or partly as living accommodation, including bathrooms and toilets, throughout the tenancy.
Smoke and Carbon Monoxide Alarm (England) Regulations 2015 (SI 2015/1693), reg 4(1)(a)(i) and 4(2) · SI 2015/1693, reg 2 (premises exclude HMOs and houses needing a Part 2 or Part 3 licence) · SI 2015/1693, reg 5 (remedial notice, 28 days) · SI 2015/1693, reg 8 (penalty charge up to £5,000) · SI 2015/1693, Schedule (excluded tenancies) · Housing Act 2004, Schedule 4 para 1(4) and (4A) (licence conditions on alarms)
Carbon monoxide alarm in rooms with a fixed combustion applianceIn force since 1 October 2022Fine up to £5,000
Any room used as living accommodation that contains a fixed combustion appliance (other than a gas cooker), such as a boiler, gas fire or wood burner, must have a carbon monoxide alarm.
SI 2015/1693, reg 4(1)(a)(ii), 4(2) and 4(4) (as amended by the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022, SI 2022/707) · SI 2015/1693, reg 8
Check smoke and CO alarms work on the day a new tenancy beginsIn force since 1 October 2015Fine up to £5,000
On the first day of each new tenancy, check that every required smoke and carbon monoxide alarm is in proper working order.
SI 2015/1693, reg 4(1)(b), 4(3) and 4(4)
Repair or replace faulty smoke or CO alarms after a tenant reportIn force since 1 October 2022Fine up to £5,000
If a tenant reports that an alarm is not working, check it and repair or replace it as soon as reasonably practicable.
SI 2015/1693, reg 4(1)(c) and 4(3A) (inserted by SI 2022/707)
Assess and control the risk from LegionellaIn force
Landlords must assess the risk of tenants being exposed to Legionella from the hot and cold water system and put simple controls in place. A test certificate is not required.
Health and Safety at Work etc. Act 1974, s.3 (duties to persons other than employees) · Health and Safety at Work etc. Act 1974 (General Duties of Self-Employed Persons) (Prescribed Undertakings) Regulations 2015 (SI 2015/1583), reg 2 · Control of Substances Hazardous to Health Regulations 2002 (SI 2002/2677), reg 6 (risk assessment) · Health and Safety at Work etc. Act 1974, Schedule 3A (penalties)
Furniture supplied in a furnished let must meet fire safety rulesIn force
Upholstered furniture, beds, mattresses, pillows and cushions you provide in a let must meet the Furniture and Furnishings (Fire) (Safety) Regulations, which is normally shown by a permanent label.
Furniture and Furnishings (Fire) (Safety) Regulations 1988 (SI 1988/1324), reg 15 (prohibition on supply) · SI 1988/1324, reg 14 (second-hand furniture, including furniture hired out with accommodation) · SI 1988/1324, reg 3 (meaning of furniture) and reg 4 (pre-1950 exclusion) · SI 1988/1324, reg 11 (permanent labels) · Furniture and Furnishings (Fire) (Safety) (Amendment) Regulations 2025 (SI 2025/531) · Consumer Protection Act 1987, s.12 (offences) and s.46 (supply includes hiring out) · Housing Act 2004, Schedule 4 para 1(3) (licence condition on furniture safety)
HMO management dutiesIn force since 6 April 2006Fine up to £40,000
Whoever manages an HMO must meet the HMO management regulations on contact details, fire safety, water, gas and electricity, common parts, living accommodation and waste, whether or not the HMO is licensed.
Management of Houses in Multiple Occupation (England) Regulations 2006 (SI 2006/372) · Housing Act 2004, s.234 (management regulations) · Housing Act 2004, s.249A (civil penalties)
HMO manager: send the gas safety certificate to the council within 7 days of a requestIn force since 6 April 2006Fine up to £40,000
If the council asks in writing, the HMO manager must send the latest gas safety certificate within 7 days.
Management of Houses in Multiple Occupation (England) Regulations 2006, reg 6(1)-(2) · Housing Act 2004, s.249A
Give tenants the gas safety record (cross-reference)In force
Give existing tenants a copy of the gas safety record within 28 days of each check, and new tenants the latest record before they move in.
Gas Safety (Installation and Use) Regulations 1998 (SI 1998/2451), reg 36(6)
Give tenants the electrical safety report (cross-reference)In force
Give existing tenants the EICR within 28 days of the inspection, new tenants before they move in, and prospective tenants within 28 days of a written request.
Electrical Safety Standards in the Private Rented Sector and Social Rented Sector (England) Regulations 2020 (SI 2020/312), reg 3(3)

Deposits

3 rules

Cap tenancy deposits at 5 weeks' rent (6 weeks if annual rent is £50,000 or more)In force since 1 June 2019Fine up to £5,000
A tenancy deposit cannot exceed 5 weeks' rent where annual rent is under £50,000, or 6 weeks' rent where annual rent is £50,000 or more. Any excess is a prohibited payment.
Tenant Fees Act 2019, Schedule 1 para 2 (tenancy deposit cap) · Tenant Fees Act 2019, s.8 (financial penalties)
Protect a tenancy deposit in an authorised scheme within 30 daysIn force since 6 April 2007
Any money deposit for an assured tenancy must be protected in a government-approved scheme from receipt, with the scheme's initial requirements completed within 30 days. Deposits can only be money.
Housing Act 2004, s.213 (requirements relating to tenancy deposits) · Housing Act 2004, s.214 (proceedings relating to tenancy deposits) · Renters' Rights Act 2025, s.26 (tenancy deposit requirements: applies to assured tenancies and substitutes new s.215 sanctions)
Give the deposit prescribed information within 30 daysIn force since 6 April 2007
Within 30 days of receiving a deposit, give the tenant and anyone who paid it on their behalf the prescribed information about the scheme and the deposit, in the prescribed form or substantially the same.
Housing Act 2004, s.213(5)-(6) · Housing (Tenancy Deposits) (Prescribed Information) Order 2007 (SI 2007/797), art 2 · SI 2026/325, reg 7 (Order amended to apply to assured tenancies) · Renters' Rights Act 2025, s.26 (new HA 2004 s.215 sanctions)

Tenancy

5 rules

Tenancies must be rolling: no fixed terms and no ending a tenancy orallyIn force since 1 May 2026Fine up to £7,000
Assured tenancies are now periodic with rent periods of a month or less. You must not purport to grant a fixed term, or end (or require the tenant to end) the tenancy by word of mouth.
Renters' Rights Act 2025, s.1 (assured tenancies to be periodic with rent period not exceeding a month) · Renters' Rights Act 2025, s.2 (abolition of assured shorthold tenancies) · Renters' Rights Act 2025, s.13 (inserts HA 1988 s.16E: other duties) · Renters' Rights Act 2025, s.15 (inserts HA 1988 s.16I: financial penalties)
Respond to written pet requests within 28 days and do not refuse unreasonablyIn force since 1 May 2026
A tenant can ask in writing to keep a pet. You must reply in writing within 28 days and can only refuse for a good reason. You cannot require pet insurance.
Renters' Rights Act 2025, s.11 (right to request permission to keep a pet; inserts HA 1988 ss.16A-16B) · Housing Act 1988, s.16A (requesting consent to keep a pet) · Tenant Fees Act 2019, s.1 and Schedule 1 (requiring insurance is not a permitted payment)
Tenants can leave on two months' written notice; you cannot require moreIn force since 1 May 2026
A tenant can end an assured periodic tenancy at any time with at least two months' written notice, or less if you have agreed in writing. You cannot demand more than two months.
Renters' Rights Act 2025, s.20 (amends Protection from Eviction Act 1977 s.5: notices to quit by tenants of assured tenancies)
Renters' Rights Act penalty tiers: £7,000 breaches and £40,000 offencesIn force since 1 May 2026Fine up to £40,000
Councils can fine up to £7,000 for most tenancy-rule breaches and up to £40,000 (instead of prosecution) for the serious offences, with repeat and continuing breaches escalating to the higher tier.
Renters' Rights Act 2025, s.15 (inserts HA 1988 ss.16I-16L) · Renters' Rights Act 2025, s.40 (discrimination penalties) · Renters' Rights Act 2025, s.57 (rental bidding penalties) · Renters' Rights Act 2025, s.58 (PEA 1977 s.1A) · Renters' Rights Act 2025, s.102 (Schedule 5 penalty procedure)
Rent repayment orders: up to 2 years' rent, wider offences, superior landlords liableIn force since 1 May 2026
Tenants and councils can ask the First-tier Tribunal to make a landlord repay up to 2 years' rent (previously 12 months) for listed offences. Superior landlords and company officers can be liable, and repeat offenders must pay the maximum.
Housing and Planning Act 2016, s.40 (offences table), as amended · Housing and Planning Act 2016, s.44 (amount of order: tenants), as amended · Renters' Rights Act 2025, s.98 (RROs for HA 1988 offences; 2-year look-back) · Renters' Rights Act 2025, s.103 (RROs: liability of landlords and superior landlords; 2-year maximum) · Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026 (SI 2026/421)

Licensing

2 rules

Mandatory HMO licence (5 or more people, 2 or more households)In force since 1 October 2018Fine up to £40,000
An HMO occupied by 5 or more people forming 2 or more households must be licensed by the council, anywhere in England.
Licensing and Management of Houses in Multiple Occupation (Prescribed Descriptions) (England) Order 2018 (SI 2018/221), art 4 · Housing Act 2004, s.55 and s.61 (HMOs required to be licensed) · Housing Act 2004, s.68 (licence duration, maximum 5 years) · Housing Act 2004, s.72 (offences, as amended by Renters' Rights Act 2025 s.105 from 1 May 2026) · Housing Act 2004, s.249A (civil penalty up to £40,000) · Housing Act 2004, s.254 (meaning of HMO) · Housing Act 2004, Schedule 4 (mandatory licence conditions) · Housing and Planning Act 2016, ss.40, 41 and 44 (rent repayment orders) · Housing Act 1988, Schedule 2 Ground 6B (inserted by the Renters' Rights Act 2025) · Housing Act 2004, s.75 (section 21 restriction, omitted from 1 May 2026)
Selective or additional licence where the council has a designationIn forceFine up to £40,000
If your council has designated an additional HMO licensing area or a selective licensing area covering your property, you must hold a licence for it. Schemes, areas, fees and conditions vary by council.
Housing Act 2004, s.56 (additional licensing designations) · Housing Act 2004, s.80 (selective licensing designations) · Housing Act 2004, s.85 (Part 3 houses must be licensed) · Housing Act 2004, s.72 (HMO licensing offences) · Housing Act 2004, s.95 (selective licensing offences) · Housing Act 2004, s.249A (civil penalty up to £40,000) · Housing and Planning Act 2016, s.40 (rent repayment orders) · Housing Act 1988, Schedule 2 Ground 6B · Housing Act 2004, s.98 (section 21 restriction, omitted from 1 May 2026)

Registration

4 rules

Register yourself and each let property on the PRS Database ('Register your rental property')Not yet in force: confirmed from 15 December 2026Fine up to £7,000
From 15 December 2026, region by region, landlords of assured and regulated tenancies must register themselves and every let property on the government's 'Register your rental property' service, pay £65 per property per year, and keep entries up to date.
Renters' Rights Act 2025, s.63 (meaning of residential landlord) · Renters' Rights Act 2025, s.77 (making entries in the database) · Renters' Rights Act 2025, s.78 (keeping entries up to date) · Renters' Rights Act 2025, s.79 (active and inactive entries) · Renters' Rights Act 2025, s.81 (fees) · Renters' Rights Act 2025, s.82 (restrictions on marketing, advertising and letting; duty to have active entries) · Renters' Rights Act 2025, s.91 (financial penalties) · Renters' Rights Act 2025, s.92 (offences) · Draft Private Rented Sector Database Regulations 2026 (laid before Parliament; not yet made)
London properties: PRS Database registration window 15 July to 14 October 2027Not yet in force: confirmed from 15 July 2027Fine up to £7,000
For let properties in Greater London (the 32 boroughs and the City of London), the registration requirement starts on 15 July 2027 and registration must be completed by 14 October 2027.
Renters' Rights Act 2025, s.63 (meaning of residential landlord) · Renters' Rights Act 2025, s.77 (making entries in the database) · Renters' Rights Act 2025, s.78 (keeping entries up to date) · Renters' Rights Act 2025, s.79 (active and inactive entries) · Renters' Rights Act 2025, s.81 (fees) · Renters' Rights Act 2025, s.82 (restrictions on marketing, advertising and letting; duty to have active entries) · Renters' Rights Act 2025, s.91 (financial penalties) · Renters' Rights Act 2025, s.92 (offences) · Draft Private Rented Sector Database Regulations 2026 (laid before Parliament; not yet made)
No possession order while you lack an active PRS Database entry (except Grounds 7A/14)Not yet in force: confirmed, no start date
Once commenced, a court cannot make a possession order while the landlord (or any joint landlord) does not have active landlord and property entries on the PRS Database, except for anti-social behaviour Grounds 7A and 14.
Renters' Rights Act 2025, s.90 (restriction on gaining possession; inserts HA 1988 s.7(5ZC)) · Renters' Rights Act 2025, s.82 (s.82(3)(a) duty to have active entries)
Landlord ombudsman (redress scheme) membership: expected 2028, not yet requiredNot yet in force: confirmed, no start dateFine up to £7,000
Private landlords will have to join a government-approved landlord redress scheme (the PRS Landlord Ombudsman). The government expects mandatory sign-up in 2028; no start date has been set in law.
Renters' Rights Act 2025, s.64 (landlord redress schemes: power to require membership) · Renters' Rights Act 2025, s.66 (financial penalties) · Private Landlord Redress Schemes (Approval and Designation) Regulations 2026 (SI 2026/1033), in force 17 September 2026

Energy

5 rules

Commission an EPC before marketing a property to letIn force since 9 January 2013Fine up to £200
Before a property is advertised to let you must have a valid Energy Performance Certificate or have commissioned one, and state the energy rating in adverts.
Energy Performance of Buildings (England and Wales) Regulations 2012 (SI 2012/3118), reg 7 (EPC on marketing) · SI 2012/3118, reg 5 (buildings outside Part 2) · SI 2012/3118, reg 9 (10-year validity) · SI 2012/3118, reg 11 (rating in advertisements) · SI 2012/3118, reg 38 (penalty amount £200 for a dwelling) · SI 2012/3118, reg 34 (enforcement by local weights and measures authorities)
Give the EPC to prospective tenants and the tenantIn force since 9 January 2013Fine up to £200
Show a valid EPC free of charge to anyone interested in renting at the earliest opportunity, and make sure the person who becomes the tenant has been given a copy.
SI 2012/3118, reg 6(2) and 6(5) · SI 2012/3118, reg 9(2) (validity) · SI 2012/3118, reg 38
Minimum energy efficiency standard: EPC band E or a registered exemptionIn force since 1 April 2018Fine up to £5,000
You must not let, or continue to let, a home rated F or G on its EPC unless you have registered a valid exemption on the PRS Exemptions Register.
Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015 (SI 2015/962), reg 23 · SI 2015/962, reg 40 (penalties)
Higher minimum energy efficiency standard: EPC C by 1 October 2030Not yet in force: confirmed from 1 October 2030Fine up to £30,000
The government has confirmed that all privately rented homes in scope must reach EPC C, measured on new EPC metrics, by 1 October 2030, with a £10,000 cost cap. The regulations to implement this have not yet been laid.
Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015 (SI 2015/962), the regulations to be amended
Give the tenant a valid EPC (cross-reference)In force
Make a valid Energy Performance Certificate available free to prospective tenants and make sure the person who becomes the tenant has been given it.
Energy Performance of Buildings (England and Wales) Regulations 2012 (SI 2012/3118), reg 6(2) and (5)

Repairs and standards

8 rules

Keep the property free of category 1 hazards (HHSRS)In force since 6 April 2006Fine up to £7,000
Councils assess homes under the Housing Health and Safety Rating System and must take enforcement action if they find a category 1 (high risk) hazard, so landlords need to keep homes free of them.
Housing Act 2004, s.5 (duty to take enforcement action on category 1 hazards) · Housing Act 2004, s.11 (improvement notices for category 1 hazards) · Housing Health and Safety Rating System (England) Regulations 2005 (SI 2005/3208)
Comply with a council improvement noticeIn force since 6 April 2006Fine up to £40,000
If the council serves an improvement notice, you must start and finish the specified works by the dates in the notice; failing to do so is a criminal offence.
Housing Act 2004, s.30 (offence of failing to comply with improvement notice) · Housing Act 2004, s.249A (financial penalties, maximum £40,000 from 1 May 2026 by SI 2026/319) · Housing and Planning Act 2016, s.40 (rent repayment order offences) · Housing and Planning Act 2016, s.44 (amount of order, up to 2 years)
Civil penalty up to £7,000 for a category 1 hazard (in force 22 June 2026)In force since 22 June 2026Fine up to £7,000
Since 22 June 2026 councils can fine the responsible landlord up to £7,000 when they first take enforcement action on a category 1 hazard in a privately rented home, if it would have been reasonably practicable to remove it.
Housing Act 2004, s.6A (inserted by Renters' Rights Act 2025, Sch 4 para 6) · Housing Act 2004, s.2B (qualifying residential premises) · Renters' Rights Act 2025 (Commencement No. 3) Regulations 2026 (SI 2026/638), reg 2
Awaab's Law (fixed timescales for hazards) for private tenanciesProposed, not yet law
The Renters' Rights Act 2025 contains the power to extend Awaab's Law (legal deadlines to investigate and fix hazards such as damp and mould) to private tenancies, but it is not in force and no start date has been set.
Renters' Rights Act 2025, s.60 (prospective, not in force) · Landlord and Tenant Act 1985, s.10A (currently social housing leases only)
Decent Homes Standard for privately rented homes from 2035Not yet in force: confirmed, no start dateFine up to £7,000
The government has confirmed that a new Decent Homes Standard will apply to privately rented homes from 2035, enforced by councils. The standard's regulations have not yet been made.
Renters' Rights Act 2025, s.100 and Schedule 4 (power to set standards for qualifying residential premises, inserting Housing Act 2004 ss.2A and 2B)
Repair the structure, exterior and installations (Landlord and Tenant Act 1985 s.11)In force
For tenancies under 7 years, the landlord must keep the structure and exterior in repair and keep the water, gas, electricity, sanitation, heating and hot water installations in repair and working order.
Landlord and Tenant Act 1985, s.11 · Landlord and Tenant Act 1985, s.12 (restriction on contracting out) · Landlord and Tenant Act 1985, s.13 (leases to which s.11 applies)
Keep the home fit for human habitationIn force since 20 March 2019
The home must be fit for human habitation at the start of the tenancy and throughout it. Tenants can go to court if it is not.
Landlord and Tenant Act 1985, s.9A (inserted by the Homes (Fitness for Human Habitation) Act 2018) · Landlord and Tenant Act 1985, s.9B (leases to which s.9A applies) · Landlord and Tenant Act 1985, s.10 (matters for determining fitness)
Give 24 hours' written notice to enter to inspect repairsIn force
Where the landlord repairing covenant applies, you may enter to view the condition and state of repair only at reasonable times and after giving the occupier 24 hours' written notice.
Landlord and Tenant Act 1985, s.11(6)

Rent

7 rules

State a single fixed rent in every written advert or offerIn force since 1 May 2026Fine up to £7,000
Any written advert or written offer for a home to be let on an assured tenancy must state one specific rent. Price ranges and 'offers over' adverts are not allowed.
Renters' Rights Act 2025, s.56 (requirement to state rent and to avoid rental bidding) · Renters' Rights Act 2025, s.57 (financial penalties) · Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026 (SI 2026/421)
Do not invite, encourage or accept offers above the advertised rentIn force since 1 May 2026Fine up to £7,000
Rental bidding is banned. You and your agent cannot ask for, encourage or accept an offer of rent above the rent stated in the written advert or offer.
Renters' Rights Act 2025, s.56 (s.56(3) rental bidding prohibition) · Renters' Rights Act 2025, s.57 (financial penalties) · Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026 (SI 2026/421)
Limit rent in advance to the first month (or 28 days) between signing and move-inIn force since 1 May 2026
Between signing and the tenancy start date you can only require the initial rent: usually one month's rent (monthly tenancies) or 28 days' rent. Once the tenancy has started, rent cannot be required before it is due.
Renters' Rights Act 2025, s.8 (inserts Housing Act 1988 s.4B: prohibition of rent in advance except initial rent) · Renters' Rights Act 2025, s.1 (assured tenancies to be periodic with rent period not exceeding a month) · Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026 (SI 2026/421)
Increase rent only by a section 13 notice on Form 4A, at most once a yearIn force since 1 May 2026
Rent can only go up through the section 13 process: serve Form 4A at least two months before the increase, no increase in the first 52 weeks, and at least 52 weeks between increases. Rent review clauses no longer work.
Housing Act 1988, s.13 (increases of rent), as amended · Renters' Rights Act 2025, s.6 (statutory procedure for increases of rent) · Assured Tenancies (Private Rented Sector) (Prescribed Forms and Transitional Provisions) (England) Regulations 2026 (SI 2026/354), reg 3(1)(d) Form 4A
Tenant challenges to rent: do not charge the higher rent until the tribunal decidesIn force since 1 May 2026
A tenant can refer a proposed increase to the First-tier Tribunal before it takes effect, or challenge the starting rent in the first 6 months. The tribunal cannot set more than you proposed, and the higher rent is not payable until it decides.
Renters' Rights Act 2025, s.7 (challenging amount or increase of rent: amends HA 1988 s.14, inserts ss.14ZA-14ZB) · Housing Act 1988, s.13 (as amended) · Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026 (SI 2026/421)
Announced: rent challenges to move to HMRC's Valuation Office (not yet in force)Proposed, not yet law
The government has announced that HMRC's Valuation Office will decide challenges to rent increases in England instead of the First-tier Tribunal. No date has been set; the tribunal remains the route today.
Renters' Rights Act 2025, s.7 (current tribunal route under HA 1988 s.14)
Refund rent paid for days after the tenancy endsIn force since 1 May 2026
When an assured tenancy ends part-way through a rent period, the tenant is entitled to a refund of any rent paid for days after the end date.
Renters' Rights Act 2025, s.10 (inserts HA 1988 s.14ZC: repayment of rent paid for days after end of tenancy)

Ending a tenancy

10 rules

Section 21 is abolished: never serve a section 21, notice to quit or informal eviction noticeIn force since 1 May 2026Fine up to £7,000
Section 21 'no fault' evictions ended for private tenancies on 1 May 2026. The only route is a section 8 notice on Form 3A with a valid ground. Serving anything else that purports to end the tenancy is a breach.
Renters' Rights Act 2025, s.2 (abolition of assured shorthold tenancies (Part 1 Chapter 2 of HA 1988, including s.21, omitted)) · Renters' Rights Act 2025, s.13 (inserts HA 1988 s.16E(1)(b) and (d)) · Renters' Rights Act 2025, s.17 (inserts HA 1988 s.16M: meaning of purported notice of possession) · Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026 (SI 2026/421)
Seek possession only by a section 8 notice on Form 3A with the correct notice periodIn force since 1 May 2026Fine up to £7,000
To end a tenancy you need a statutory ground, a section 8 notice on the current Form 3A giving at least the minimum notice for each ground, and then a court order. Court proceedings must start within 12 months of serving the notice.
Housing Act 1988, s.8 (notice of proceedings for possession), as amended · Housing Act 1988, Schedule 2 (grounds for possession), as amended · SI 2026/354, reg 3(1)(c) (Form 3A is the version published by the Secretary of State) · Renters' Rights Act 2025, s.13 (HA 1988 s.16E(1)(e)) · Renters' Rights Act 2025, s.26 (deposit compliance as a condition of possession (new HA 2004 s.215))
Offence: knowingly or recklessly using a possession ground that cannot succeedIn force since 1 May 2026Fine up to £40,000
If you rely on a possession ground knowing it would not succeed, or reckless as to that, and the tenant leaves within 4 months without a court order, you commit an offence.
Renters' Rights Act 2025, s.15 (inserts HA 1988 ss.16J-16K: offences and penalties) · Renters' Rights Act 2025, s.98 (rent repayment orders for HA 1988 s.16J offences)
Give prior written notice before the tenancy for grounds that require itIn force since 1 May 2026Fine up to £7,000
Some possession grounds can only be used if you told the tenant in writing before the tenancy began that you might rely on them.
Housing Act 1988, s.16D(3) (statement of wish to recover possession on specified grounds) · Renters' Rights Act 2025, s.13 (inserts HA 1988 s.16E(1)(f)) · Housing Act 1988, Schedule 2 Ground 4A
Grounds 1 and 1A (move in or sell): not in the first 12 months, 4 months' noticeIn force since 1 May 2026
You can recover possession to live in the property (or house close family) or to sell it, but the date in the notice must be at least a year after the tenancy began and you must give 4 months' notice.
Housing Act 1988, Schedule 2 Grounds 1 and 1A, as amended · Housing Act 1988, s.8(4AA) notice periods · Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026 (SI 2026/421)
Do not re-let or re-market for 12 months after using Ground 1 or 1AIn force since 1 May 2026Fine up to £40,000
After serving notice (or claiming) on Ground 1 or 1A, you cannot let the property, license it for money, or advertise it to let until 12 months after the earliest court date in the notice.
Renters' Rights Act 2025, s.13 (inserts HA 1988 ss.16E(2)-(4), 16F, 16G: letting and marketing restrictions and exceptions) · Renters' Rights Act 2025, s.17 (inserts HA 1988 s.16M: restricted period) · Renters' Rights Act 2025, s.15 (inserts HA 1988 ss.16J-16K) · Renters' Rights Act 2025, s.98 (rent repayment orders: row 2B)
Ground 8 mandatory rent arrears: 3 months or 13 weeks at notice and at hearingIn force since 1 May 2026
The mandatory rent arrears ground needs at least 3 months' rent (monthly) or 13 weeks' rent (weekly or fortnightly) owing both when the notice is served and at the hearing, with 4 weeks' notice.
Housing Act 1988, Schedule 2 Ground 8, as amended · Housing Act 1988, s.8(4AA) and (5) · Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026 (SI 2026/421)
Anti-social behaviour: Grounds 7A and 14 allow immediate court proceedingsIn force since 1 May 2026
For serious anti-social or criminal behaviour you can use mandatory Ground 7A or discretionary Ground 14 and apply to court as soon as the notice is served.
Housing Act 1988, Schedule 2 Grounds 7A and 14 · Housing Act 1988, s.8(4) and (4C)-(4F) · Renters' Rights Act 2025, s.26 (new HA 2004 s.215(4): deposit bar does not apply to Grounds 7A/14)
Ground 4A: student HMOs need prior written notice and 4 months' notice ending 1 June to 30 SeptemberIn force since 1 May 2026
If you let an HMO to full-time students and want it back for the next academic year, you must have told them in writing before signing and give 4 months' notice dated between 1 June and 30 September.
Housing Act 1988, Schedule 2 Ground 4A · Housing Act 1988, s.8(4AA) · Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026 (SI 2026/421)
Never evict without a court order or harass a tenantIn forceFine up to £40,000
Evicting a tenant without a court order and enforcement, or harassing them to leave or stop exercising their rights, is a criminal offence. Councils can now fine up to £40,000.
Protection from Eviction Act 1977, s.1 (unlawful eviction and harassment of occupier) · Renters' Rights Act 2025, s.58 (inserts PEA 1977 s.1A: financial penalty up to £40,000) · Housing and Planning Act 2016, s.40 (rent repayment orders: offences table)

Right to rent

1 rule

Check every adult occupier's right to rent before the tenancy is agreedIn force since 1 February 2016Fine up to £20,000
Before letting to anyone, check that every adult who will live in the property as their main home has the right to rent in the UK, keep the evidence, and do follow-up checks for people with time-limited permission.
Immigration Act 2014, s.22 (persons disqualified by immigration status not to be leased premises) · Immigration Act 2014, s.33A (offences: landlords) · Immigration Act 2014 (Residential Accommodation) (Maximum Penalty) Order 2024 (SI 2024/81): maximum £20,000 · Immigration (Restrictions on Employment and Residential Accommodation) (Prescribed Requirements and Codes of Practice) (Amendment) Regulations 2026 (SI 2026/700), in force 1 October 2026

Information for tenants

4 rules

Give the written statement of terms before a new tenancy is agreedIn force since 1 May 2026Fine up to £7,000
For any assured tenancy created on or after 1 May 2026 you must give the tenant prescribed written information about the key terms before the tenancy is signed or agreed. It can be part of the written tenancy agreement.
Renters' Rights Act 2025, s.12 (inserts Housing Act 1988 s.16D: duty to give statement of terms) · Assured Tenancies (Private Rented Sector) (Written Statement of Terms etc and Information Sheet) (England) Regulations 2026 (SI 2026/324), reg 2 and Schedule · Renters' Rights Act 2025, s.15 (inserts HA 1988 ss.16I-16L: financial penalties and offences)
Oral tenancies from before 1 May 2026: written statement of terms due by 31 May 2026In force since 1 May 2026Fine up to £7,000
If a tenancy that existed before 1 May 2026 had no written record of its terms, you had to give the tenant the written statement of key terms by 31 May 2026. If you missed it, the breach continues until you give it.
Renters' Rights Act 2025, Schedule 6 para 7(5) (existing wholly oral tenancies) · Renters' Rights Act 2025, s.12 (inserts Housing Act 1988 s.16D) · SI 2026/324, reg 2 and Schedule
Give existing tenants the Renters' Rights Act Information Sheet 2026 (deadline 31 May 2026)In force since 1 May 2026Fine up to £7,000
For tenancies that started before 1 May 2026 with a written agreement, you had to give every named tenant the government's official Information Sheet PDF by 31 May 2026. If you missed it, the breach continues until you give it.
Renters' Rights Act 2025, Schedule 6 para 7(1)-(4) (existing written tenancies: information in writing) · SI 2026/324, reg 3 (prescribes the Renters' Rights Act Information Sheet 2026) · Renters' Rights Act 2025, s.15 (inserts HA 1988 s.16I: financial penalties)
How to Rent guide: no longer required from 1 May 2026No longer applies, ended 30 April 2026
The How to Rent guide is withdrawn. Landlords no longer need to give it for tenancies under the new system; the old duty was tied to section 21, which has been abolished.
Renters' Rights Act 2025 (Consequential Amendments) and Tenancies (Miscellaneous Amendments) (England) Regulations 2026 (SI 2026/325), reg 10: revokes the Assured Shorthold Tenancy Notices and Prescribed Requirements (England) Regulations 2015, with savings in reg 12

Fees

3 rules

No rent may be requested or accepted before the tenancy is entered intoIn force since 1 May 2026Fine up to £5,000
You cannot ask for, encourage or accept any rent before the tenancy agreement is signed or otherwise entered into. Holding deposits and tenancy deposits are separate.
Renters' Rights Act 2025, s.9 (prohibition of rent in advance before lease entered into; inserts Tenant Fees Act 2019 s.5A and Sch 1 para 1(1A)) · Tenant Fees Act 2019, Schedule 1 (permitted payments) · Tenant Fees Act 2019, s.8 (financial penalties)
Only charge payments permitted by the Tenant Fees Act 2019In force since 1 June 2019Fine up to £5,000
You can only require tenants, licensees or guarantors to pay the payments on the Tenant Fees Act list. Everything else, including requiring insurance or paid services, is a prohibited payment.
Tenant Fees Act 2019, s.1 (prohibitions applying to landlords) · Tenant Fees Act 2019, Schedule 1 (permitted payments) · Tenant Fees Act 2019, s.8 (financial penalties) · Tenant Fees Act 2019, s.12 (offences) · Renters' Rights Act 2025, s.27 (tenant fees: Act now applies to assured tenancies)
Holding deposit: cap at one week's rent and refund within 7 daysIn force since 1 June 2019Fine up to £5,000
A holding deposit is capped at one week's rent, only one may be taken per property at a time, and it must be refunded within 7 days unless a legal exception applies and you give written reasons within 7 days.
Tenant Fees Act 2019, Schedule 1 para 3 (holding deposit cap) · Tenant Fees Act 2019, Schedule 2 (treatment of holding deposit) · Tenant Fees Act 2019, s.8 (financial penalties)

Fair letting

2 rules

Do not discriminate against renters who have childrenIn force since 1 May 2026Fine up to £7,000
You cannot stop or discourage someone from renting because a child would live with or visit them, including by withholding information, blocking viewings, refusing a tenancy or using policies that disadvantage families.
Renters' Rights Act 2025, s.33 (discrimination relating to children) · Renters' Rights Act 2025, s.40 (financial penalties for breach of anti-discrimination provisions) · Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026 (SI 2026/421)
Do not discriminate against renters who receive benefitsIn force since 1 May 2026Fine up to £7,000
You cannot stop or discourage someone from renting because they receive benefits. 'No DSS' policies are illegal and affordability checks must count benefit income like any other income.
Renters' Rights Act 2025, s.34 (discrimination relating to benefits status) · Renters' Rights Act 2025, s.40 (financial penalties for breach of anti-discrimination provisions) · Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026 (SI 2026/421)