The Clock Is Ticking: How to Get Your Rental Property Compliant Before May 2026
If you read our recent guide on the upcoming rental reforms, you will know that the biggest changes to the private rented sector in a generation are just around the corner. Phase 1 of the Renters' Rights Act comes into effect on 1 May 2026, and for landlords, the time to prepare is now, not next month.
This practical checklist walks you through the key steps to take before the deadline, so you can approach the changes with confidence rather than last-minute panic.
1. Review and Update Your Tenancy Agreements
One of the most fundamental changes is the end of fixed-term tenancies for new lets. From 1 May 2026, all new tenancies will be periodic from day one, rolling on a month-to-month basis. Existing fixed-term agreements will convert to periodic tenancies
once their current term expires.
What to do:
- Check all existing tenancy agreements and note their end dates.
- Work with your agent to ensure any new agreements from May onwards reflect the periodic model.
- Remove any clauses that rely on fixed-term structures or break clauses, as these will no longer apply in the same way.
2. Understand the New Possession Grounds
Section 21 "no-fault" evictions will be abolished on 1 May 2026. This is arguably the most talked-about change. However, it does not mean landlords lose the ability to regain possession of their property. Strengthened Section 8 grounds will give you legal routes to do so in specific circumstances.
Key grounds available to landlords include:
- Selling the property
- Moving in yourself or a close family member
- Significant rent arrears
- Anti-social behaviour
Speak to your letting agent now about which grounds are most relevant to your situation, and make sure you understand the correct notice periods and documentation required for each.
3. Revisit Your Rent Review Process
Rent increases will be limited to once per year under the new rules, with landlords required to give two months' notice. Tenants will also have the right to challenge increases they consider excessive through the First-tier Tribunal.
What to do:
- Review when you last increased rent for each property and plan your review schedule accordingly.
- Set a reminder to issue two months' notice before any planned increase.
- Ensure increases are in line with local market rates to minimise the risk of a tribunal challenge.
4. Review Your Tenant Selection Policies
Blanket bans on renting to families with children or those in receipt of benefits will be prohibited. Similarly, landlords will not be able to unreasonably refuse a tenant's request to keep a pet.
What to do:
- Remove any blanket exclusion wording from your listings and advertising materials.
- Put a clear pet request process in place. You will be able to require tenants to take out pet insurance as a condition of approval.
- Assess each applicant individually based on their circumstances, not blanket assumptions.
5. Get Your Safety Certificates and Compliance Documents in Order
Phase 2 of the reforms, expected in late 2026, will introduce a mandatory Private Rented Sector (PRS) Database. All landlords will be required to register their properties and upload key compliance documents. Getting these in order now is the smart move.
You will need:
- A valid Gas Safety Certificate (renewed annually)
- An up-to-date Electrical Installation Condition Report (EICR)
- A current Energy Performance Certificate (EPC)
It is also worth planning ahead for the EPC C target expected in Phase 3. Properties that fall below a C rating may require investment, so the sooner you identify what work is needed, the better placed you will be.
6. Prepare for the Landlord Ombudsman
A new independent Landlord Ombudsman will be introduced as part of Phase 2, and all landlords will be legally required to join the scheme. Its purpose is to provide a faster and more accessible route to resolving disputes than going through the courts.
What to do:
- Keep a clear record of all communication with tenants, maintenance requests, and any complaints.
- Respond to issues promptly and in writing wherever possible.
- Establish a clear process for handling maintenance and complaints before the scheme launches.
7. Familiarise Yourself with Awaab's Law
Named after Awaab Ishak, whose death was linked to mould in social housing, Awaab's Law will extend to the private rented sector and introduce strict timelines for landlords to address hazards such as damp and mould.
Precise timescales are still to be confirmed, but the direction of travel is clear: inaction will not be tolerated. Conduct a thorough review of your properties now and address any damp, mould, or ventilation issues before they become a compliance problem.
Your Pre-May 2026 Compliance Checklist
- Review and update tenancy agreements
- Learn the new Section 8 possession grounds
- Plan your annual rent review schedule
- Remove blanket tenant exclusion policies
- Renew Gas Safety Certificate, EICR, and EPC
- Begin planning for EPC C rating if needed
- Set up a clear process for maintenance and complaints
- Address any damp or mould issues in your properties
Need a Compliance Health Check?
Navigating these changes can feel overwhelming, especially if you manage multiple properties. That is where we come in. At Harrisons, our letting team is on hand to help you review your portfolio, update your agreements, and ensure you are fully compliant ahead of the May 2026 deadline.
Get in touch with us today for a no-obligation conversation about your rental properties. We are here to make the transition as straightforward as possible.
This article is part of Harrisons' Rental Reform Series, helping landlords and tenants navigate the Renters' Rights Act. Read our first guide: Understanding the Upcoming Rental Reform: A Guide for Landlords and Tenants.