If you’re a landlord in England, December 2026 is an important point in the Renters’ Rights Act timetable.
The changes don’t need to feel overwhelming. However, they do mean more compliance administration, clearer tenancy paperwork and closer attention to how properties are managed.
The new national property registration service opens regionally from 15 December 2026. It will cost £65 per property per year, and other reforms, including the end of Section 21 and the move to periodic tenancies, are already changing how landlords manage their properties.
Here’s a practical checklist to help you stay organised.
1. Understand periodic tenancies
From 1 May 2026, most assured tenancies in England became periodic tenancies.
In simple terms, this means there are no new fixed-term renewals in the old format. Tenancies continue on a rolling basis, usually monthly, until the tenant chooses to leave or the landlord uses a valid possession ground.
You should review your tenancy agreements, templates and internal processes to make sure they reflect the new rules. Tenants should also receive clear written information about:
- The rent and payment arrangements
- Their responsibilities
- Your responsibilities as landlord
- How the tenancy can end
- How rent increases will be handled
- How repairs and complaints should be reported
If you’re unsure whether your paperwork is up to date, it’s worth taking professional advice before issuing a new tenancy or changing existing terms.
2. Replace Section 21 planning
The Renters’ Rights Act has ended Section 21 no-fault evictions for private landlords in England.
From 1 May 2026, landlords can no longer start new possession claims using Section 21. By December 2026, any earlier Section 21 notice will no longer be a practical route either. Landlords must instead rely on the relevant Section 8 possession grounds, where applicable.
This doesn’t mean you’ve lost the ability to regain possession of your property. It does mean that the reason for possession, the notice process and the supporting evidence need to be handled correctly.
For example, there are possession grounds relating to:
- Rent arrears
- Landlord or family occupation
- Selling the property
- Serious tenancy breaches
- Antisocial behaviour
The rules are detailed, so careful record-keeping matters. Keep rent records, inspection notes, repair communications and copies of all notices served.
3. Register every property
The new national Private Rented Sector database, also known as the property registration service, opens from 15 December 2026.
Most private landlords in England will need to register:
- Themselves as a landlord
- Each eligible rental property
- Key information about the property and tenancy
- Relevant compliance information
The registration fee is £65 per property per year. If you own three rental homes, for example, the standard annual fee would be £195.
The service will open region by region rather than everywhere at once. The first stage begins in the West Midlands on 15 December 2026, with other regions following according to the Government’s rollout timetable. London is expected to begin later in the programme.
You can review the latest Government guidance through the official property registration information.
Start gathering your documents now. Having certificates, property details and tenancy information in one place should make registration much easier.
4. Prepare for Ombudsman membership
The Act also creates a Private Rented Sector Landlord Ombudsman.
Membership will be mandatory for landlords within scope, including landlords who use a lettings agency or property management company. The Ombudsman is intended to provide an independent way of handling tenant complaints without every dispute needing to go through court.
The exact launch arrangements and joining process will follow the Government’s implementation timetable. By December, you should be prepared to:
- Join when the service becomes available
- Keep clear records of complaints and responses
- Follow a consistent complaints process
- Respond promptly and professionally
- Keep evidence of repairs and communication
Using a professional property management service can help here. A clear audit trail is important, especially when several people are involved in managing a property.
5. Plan for the Decent Homes Standard and Awaab’s Law
The Renters’ Rights Act sets a long-term direction for improving standards in the private rented sector.
This includes extending the Decent Homes Standard and Awaab’s Law to privately rented homes. However, the detailed requirements and timescales depend on further regulations and consultation. The full private rented sector duties are not all in force by December 2026.
That doesn’t mean you should wait.
Use this period to review whether your property is:
- Free from serious hazards
- Properly maintained
- Safe, secure and fit for occupation
- Being inspected and repaired promptly
- Properly managed when damp or mould is reported
Awaab’s Law is particularly relevant to how landlords respond to damp and mould. Even before the detailed private rented sector timescales arrive, a fast and documented response is the sensible approach.
You can read the Government’s Renters’ Rights Act implementation roadmap for the latest published position.
6. Work towards EPC C by 2030
The current minimum energy efficiency standard for most privately rented homes is generally EPC E, unless a valid exemption applies.
However, landlords should be planning for the expected move towards EPC C by 2030, particularly for new tenancies. Final requirements, exemptions and cost limits may develop, but improvements can take time to arrange.
Review your EPC now and consider:
- Loft and wall insulation
- Window improvements
- Heating controls
- Boiler efficiency
- Draught proofing
- LED lighting
- Renewable energy options where suitable
Improving a property in stages may be more manageable than waiting until the deadline is close. You can check the latest Government guidance on minimum energy efficiency standards.
7. Check right to rent and deposit paperwork
Before a tenancy starts in England, landlords or their appointed agent must complete the correct right to rent checks for all adult occupiers.
You should also check that every deposit has been:
- Protected in an approved tenancy deposit scheme
- Protected within 30 days of receipt
- Supported by the correct prescribed information
- Recorded clearly in your tenancy file
These are straightforward processes when completed properly, but missed deadlines can create avoidable problems later.
Review your tenant files and make sure you can quickly find:
- Right to rent evidence
- Deposit protection details
- Prescribed information
- The tenancy agreement or written terms
- The How to Rent guide
- Relevant safety certificates
8. Keep gas and electrical certificates current
Gas safety checks must be completed at least every 12 months by a Gas Safe registered engineer. A copy of the Gas Safety Record should be provided to the tenant at the correct time.
You must also arrange an Electrical Installation Condition Report, or EICR, at least every five years through a qualified professional. Any required remedial work should be completed within the relevant timescale, with records retained.
Before December, check your compliance calendar for:
- Gas safety renewal dates
- EICR expiry dates
- Follow-up electrical work
- Certificates provided to tenants
- Documents uploaded to your property records
A missed renewal date can quickly become a stressful problem. A reliable reminder system, or a fully managed service, can help keep these deadlines visible.
9. Test alarms and deal with repairs promptly
You must provide at least one working smoke alarm on every floor used as living accommodation.
You must also provide carbon monoxide alarms in rooms with fixed combustion appliances, where required. Alarms should be checked and confirmed as working at the start of every new tenancy.
Your wider property inspection should also consider:
- Damp and mould
- Safe access and escape routes
- Electrical fittings
- Windows and locks
- Heating and hot water
- Structural concerns
- Furniture and furnishings
- Fire safety, particularly in HMOs and converted properties
Keep written records of inspections, tenant reports, contractor appointments and completed repairs. Good property management is not only about arranging work. It’s also about being able to show what happened and when.
10. Put rent increases in writing
Under the new periodic tenancy arrangements, rent increases need to be handled carefully.
For assured periodic tenancies in England, landlords generally need to use the prescribed Form 4A process. The tenant must receive at least two months’ written notice, and rent can usually be increased no more than once every 12 months.
The notice should clearly state:
- The proposed new rent
- The date it will begin
- The property address
- The correct notice details
- The tenant’s rights to challenge the increase
Avoid relying on informal messages or a rent review clause without checking that the correct statutory process has been followed. You can find the latest forms through the Government’s assured tenancy forms guidance.
How can a lettings agency help?
The compliance workload is increasing, but you don’t have to manage every deadline alone.
At Lyss Homes, our fully managed lettings service helps landlords with tenant referencing, tenancy administration, inspections, maintenance coordination and ongoing property management. We also provide an online portal for documents, statements and invoices.
Fully managed landlords receive free Rent Protection and Eviction Cover, helping protect rental income and cover eligible legal and eviction costs.
Our team provides a hands-on service, clear communication and practical support throughout the tenancy. We’ll help you stay organised, keep you updated and reduce the day-to-day hassle of managing a buy to let investment.
Ready to review your property?
The Renters’ Rights Act is a significant change, but good preparation can make the process much smoother.
If you’d like to understand what needs attention across your property or portfolio, speak to the Lyss Homes lettings team. We’re happy to offer honest advice and explain how our fully managed service could support you, with no pressure to proceed.
This article provides general information for landlords in England and isn’t legal advice. Regulations and implementation dates may change, so check the latest Government guidance or speak to a qualified professional about your circumstances.