As a landlord in England, you are legally required to meet a range of obligations covering tenant safety, energy efficiency, deposit protection, and tenancy documentation. In 2026, those responsibilities have grown significantly. The Renters’ Rights Act received Royal Assent in October 2025 and its first phase comes into force on 1 May 2026, introducing the most fundamental changes to private renting in over 30 years. Whether you let property in Newmarket, Cambridge, Burwell, or Downham Market, understanding these rules is essential to staying compliant and avoiding penalties that can reach up to £40,000.
What Does the Renters’ Rights Act Mean for Landlords?
The Renters’ Rights Act is the biggest overhaul of England’s private rented sector since the Housing Act 1988. Phase one takes effect on 1 May 2026 and brings the following changes for landlords.
Is Section 21 being abolished?
Yes. From 1 May 2026, Section 21 ‘no fault’ evictions are abolished. Landlords will no longer be able to evict a tenant simply by giving two months’ notice without a reason. From that date onwards, possession can only be sought under Section 8, which requires a legally valid ground. Grounds include significant rent arrears (three months or more), antisocial behaviour, or a wish to sell or move into the property. Where a landlord wants to sell or move in, they cannot use this ground in the first 12 months of a new tenancy, and must give four months’ notice. Full details are set out in the government’s guide to the Renters’ Rights Act.
What is happening to fixed-term tenancy agreements?
Fixed-term assured shorthold tenancies (ASTs) are being replaced by periodic, or rolling, tenancies. All new tenancies from 1 May 2026 will be open-ended with no set end date. Existing tenancies will automatically convert to this new model on that date. Tenants can end a periodic tenancy by giving two months’ written notice at any time, and landlords can only end a tenancy by proving a valid possession ground under Section 8.
How can landlords increase rent under the new rules?
From 1 May 2026, rent increases are limited to once per year and must follow the statutory Section 13 process, which requires at least two months’ written notice to the tenant. Landlords cannot increase rent in the first year of a tenancy. Rent review clauses in existing contracts will no longer be enforceable. Tenants have the right to challenge rent increases at the First-tier Property Tribunal free of charge.
What written information must landlords provide to tenants?
For all new tenancies from 1 May 2026, landlords must provide tenants with written information about key tenancy terms before the tenancy is agreed or signed. For existing tenancies, a government-produced information sheet must be delivered to all tenants on or before 31 May 2026. The government has committed to publishing this sheet in March 2026. Full guidance is available via the official Renting is Changing hub for landlords.
How much rent in advance can landlords request?
From 1 May 2026, landlords are restricted to requesting a maximum of one month’s rent in advance. Requesting larger upfront payments is prohibited, and councils will have powers to impose civil penalties of up to £5,000 for landlords who breach this rule.
Can landlords still decline tenants on benefits or with children?
No. From 1 May 2026, blanket ‘No DSS’ policies and refusals based on a prospective tenant having children will be unlawful. Landlords must assess every applicant on a case-by-case basis. Standard referencing and affordability checks remain permitted, but discriminatory advertising will also be prohibited.
Are rental bidding wars now illegal?
Yes. Landlords and letting agents must advertise a set asking rent and cannot invite, encourage, or accept offers above that advertised price. Breaching this rule carries civil penalties enforced by local councils.
What are landlords’ obligations around tenants keeping pets?
From 1 May 2026, landlords must consider and respond to pet requests from tenants within a set timeframe and must provide valid reasons for any refusal. Tenancy clauses that impose a blanket ban on pets will not be enforceable. Landlords may ask tenants to arrange pet insurance as a condition of consent.
What is the Private Rented Sector Landlord Ombudsman?
From 1 May 2026, all private landlords must join a mandatory Private Rented Sector Landlord Ombudsman Service. This gives tenants access to a free, independent complaints process that can issue binding decisions, including compensation orders or requirements to carry out improvements. The national PRS Database, where all landlords and properties must be registered, is expected to launch from late 2026 as part of phase two.
What are the penalties for non-compliance?
The Renters’ Rights Act significantly increases the consequences of breaking the rules. The table below sets out the key penalties as confirmed by government guidance.
| Breach | Maximum Penalty |
| Initial breach (e.g. excess rent in advance, bidding war) | £7,000 civil penalty |
| Serious or repeated breach | £40,000 civil penalty |
| Rent Repayment Order (maximum) | 24 months’ rent — doubled from previous 12 |
| Serious cases | Criminal prosecution |
What Are the Ongoing Safety Requirements for Landlords?
Alongside the new legislation, landlords in England must continue to meet a number of well-established safety obligations throughout the life of every tenancy. These must be kept up to date, documented, and shared with tenants.
What are landlords’ gas safety obligations?
Under the Gas Safety (Installation and Use) Regulations 1998, landlords must arrange an annual gas safety inspection carried out by a Gas Safe registered engineer. A copy of the valid Gas Safety Certificate (CP12) must be given to the tenant before they move in and within 28 days of each subsequent renewal. Records must be kept for at least two years.
When must landlords carry out an electrical safety inspection?
Landlords must arrange an Electrical Installation Condition Report (EICR) every five years, carried out by a qualified electrical engineer. A copy must be provided to the tenant before the tenancy begins or within 28 days of the inspection being completed. If the EICR identifies any remedial work, this must be completed within 28 days. Morris Armitage tracks EICR expiry dates for managed properties and arranges timely renewals as part of our
Landlords must arrange an Electrical Installation Condition Report (EICR) every five years, carried out by a qualified electrical engineer. A copy must be provided to the tenant before the tenancy begins or within 28 days of the inspection being completed. If the EICR identifies any remedial work, this must be completed within 28 days. Our team tracks EICR expiry dates for all managed properties as part of our full property management service in Newmarket and across East Anglia.
What smoke and carbon monoxide alarm requirements apply to landlords?
Landlords must ensure the following are in place at every rental property:
- A working smoke alarm on every floor used as living accommodation.
- A carbon monoxide alarm in every room where a fixed combustion appliance is present, excluding gas cookers.
- All alarms must be tested on the first day of a new tenancy.
What EPC Rating Must Rental Properties Have in 2026?
All rental properties in England must currently hold a minimum Energy Performance Certificate (EPC) rating of E. Properties rated F or G cannot be legally rented without a registered exemption. EPCs are valid for 10 years and must be provided to the tenant before marketing begins.
Looking ahead, the government has set a target for all privately rented properties to achieve a minimum EPC rating of C by October 2030, with a cost cap of £10,000 per property. The government is also introducing a new dual-metric EPC measurement framework in late 2026, assessing both Fabric Performance and Smart Readiness. Landlords considering improvements are advised to seek professional assessment before this framework is confirmed.
Funding support may be available through the Warm Homes: Local Grant scheme for eligible landlords with tenants on lower incomes or properties rated EPC D to G. If you let property in Cambridge, Newmarket, Burwell, or Downham Market, our lettings team can help connect you with qualified local EPC assessors. The government’s Shelter England guidance on EPCs also provides a useful overview of what landlords must provide to tenants.
How Must Landlords Protect Tenant Deposits?
Any deposit taken from a tenant must be protected within 30 days of receipt in a government-approved tenancy deposit scheme. The three approved deposit protection schemes in England are the Deposit Protection Service (DPS), MyDeposits, and the Tenancy Deposit Scheme (TDS). Landlords must also provide tenants with prescribed information about the scheme, including how to reclaim their deposit at the end of the tenancy.
Failure to protect a deposit correctly can result in a court awarding the tenant compensation of between one and three times the deposit amount. From late 2026, deposit protection records will also be required as part of mandatory PRS Database registration.
What Are the Right to Rent Responsibilities?
Before granting any tenancy, landlords must carry out a Right to Rent check to confirm that the prospective tenant has legal permission to reside in the United Kingdom. This check must be completed before the tenancy begins and records must be retained. Using a letting agent does not remove this responsibility from the landlord unless a formal written agreement explicitly delegates it to the agent.
Landlord Legal Compliance Checklist for 2026
Use this checklist to review your compliance position ahead of the 1 May 2026 changes:
- Annual Gas Safety Certificate (CP12) in place and a copy shared with the tenant.
- Electrical Installation Condition Report (EICR) carried out within the last five years.
- Valid EPC with a minimum E rating held for the property.
- Smoke alarms on every habitable floor; carbon monoxide alarms where required.
- Tenant deposit protected in an approved scheme within 30 days of receipt.
- Right to Rent checks completed and records retained for all adult occupants.
- Government information sheet issued to all existing tenants by 31 May 2026.
- Registered with the Private Rented Sector Landlord Ombudsman from 1 May 2026.
- Tenancy agreements updated to reflect the new periodic tenancy model.
- Section 13 rent increase process adopted in place of any contractual rent review clauses.
- PRS Database registration prepared ahead of late 2026 regional rollout.
How Can Morris Armitage Help Landlords in East Anglia?
Navigating landlord legal requirements in England is increasingly complex, and the 2026 changes make professional lettings management more valuable than ever. Morris Armitage is an established letting agent in Newmarket serving landlords across Cambridge, Burwell, and Downham Market, with over 20 years of experience in the East Anglia property market.
Our lettings team can assist you with:
- Full lettings management, including tenancy documentation updated to the 2026 requirements — see our landlord services for full details.
- Tracking and renewing safety certificates including Gas Safety, EICR, and EPC.
- Tenant referencing and Right to Rent compliance.
- Rent management and statutory Section 13 rent increase procedures.
- Guidance on the Renters’ Rights Act and what it means for your specific properties.
For authoritative official information, visit the government’s Renting is Changing hub for landlords or the Shelter England Renters’ Rights Act guidance.Ready to make sure your rental properties are fully compliant in 2026? Contact Morris Armitage todayto speak with our experienced lettings team about our property management services across Newmarket, Cambridge, Burwell, and Downham Market.