2026 is set to be a turning point for landlords in England. Compliance renewals are stacking up, and the Renters’ Rights Act 2025 begins its first major phase on 1 May 2026, changing how tenancies work and how possession can be regained.
Missing the big dates can cost time and money — but trying to tackle everything at once is a recipe for stress. This checklist breaks 2026 into do now, watch, and later.
This is general information, not legal advice. If you’re facing a live dispute or court deadlines, contact us for case-specific advice.
The must-dos
1) Check your EICR renewal date (many landlords will be due in 2026)
In England’s private rented sector, landlords must ensure electrical safety standards are met and have the installation inspected and tested at least every 5 years (or sooner if the report requires it).
The rules applied to new specified tenancies from 1 July 2020 and to existing specified tenancies from 1 April 2021.
What this means for 2026: if you had an EICR done around spring 2021 (a common compliance point), you may be coming up to renewal in spring 2026 — but the exact due date depends on the inspection date and what your report says.
Do this now
- Find your last EICR and note the inspection date / “next test due”.
- Book early if you’re within 3–6 months of expiry.
- Keep clear proof you provided the report to the tenant (paperwork issues cause avoidable disputes).
2) Prepare for 1 May 2026: ASTs end and tenancies become assured periodic
From 1 May 2026, the government roadmap confirms the first phase “switches on”, including:
- Abolition of Assured Shorthold Tenancies (ASTs) in the PRS
- Move to Assured Periodic Tenancies (rolling tenancies)
- Tenants able to end a tenancy with two months’ notice
- Rent increases limited to once per year using the revised section 13 procedure, with at least 2 months’ notice
- Rental bidding banned and rent in advance restricted (landlords/agents cannot request more than 1 month rent in advance)
- Ban on discrimination against renters with children or in receipt of benefits
Practical takeaway: your documentation and processes matter more than ever — especially if you ever need possession later.
Pro tip (official roadmap): the government says it will publish a draft of required tenancy information in January 2026, and landlords with existing tenancies will need to give tenants a government Information Sheet on or before 31 May 2026.
3) Section 21: last day to serve is 30 April 2026 — and there’s a court “long-stop”
From 1 May 2026, you won’t be able to serve a section 21 notice at all (even if your agreement says you can).
So, 30 April 2026 is effectively the last day you can serve a section 21 notice.
The part many landlords miss: if you serve a section 21 notice before 1 May 2026, you can still start possession proceedings on it — but you must begin the claim within the notice’s validity period and (under the transitional provisions summarised by legal commentators) no later than 31 July 2026 as a long-stop date.
If you’re considering possession in 2026
- Don’t leave it to the last minute — “served” is not the same as “in court”.
- Start building a clean evidence pack now (rent schedule, arrears letters, inspection notes, comms log).
- Get your compliance file in order (deposit prescribed info, certs, etc.) before you press go.
Subtle but important: after May 2026, landlords will be relying on section 8 grounds to regain possession, and outcomes will hinge on evidence and procedure.
Need a fast, low-stress route? If time is tight, Possession Proceedings can help you sanity-check the paperwork, choose the right route (where available), and avoid avoidable errors that cause delay.
The watch list
4) Making Tax Digital for Income Tax (from 6 April 2026 for £50k+ qualifying income)
HMRC guidance confirms you may need to use Making Tax Digital for Income Tax depending on your qualifying income (from self-employment and property).
The commonly stated first major start date for landlords is 6 April 2026 for those over the £50,000 threshold (based on qualifying income tests).
What to do now
- Work out whether you’re likely to be in scope.
- If yes, start thinking about record-keeping/software early — this is a “plan ahead” item, not a “panic in March” item.
5) EPC and energy efficiency: target is EPC C by 1 October 2030 (and spending records matter)
A government response on improving PRS energy performance sets out an expectation of EPC Band C (or equivalent) by 2030, with a compliance date of 1 October 2030, and a £10,000 cost cap model.
It also states landlords can count qualifying improvement costs from 1 October 2025 toward their first cost cap/exemption calculations.
What to do now
- Keep invoices/records for efficiency work from 1 Oct 2025 onwards.
- Plan upgrades strategically (some measures move EPC scores more than others).
- If you’re unsure, get a proper assessment rather than guessing.
As with any policy framework, details depend on final legislation and guidance — but these are the published parameters.
The can-waits (but don’t ignore entirely)
6) PRS Database registration (rollout from late 2026 — mandatory)
The government’s implementation roadmap says the PRS Database will begin a staged rollout from late 2026. Signing up will be mandatory for all private rented sector landlords in England, and landlords will be required to pay an annual fee (to be confirmed closer to launch).
The roadmap also states that regulations will set out the registration requirements and the “key information” landlords must provide, which is expected to include core property details and safety information such as Gas Safety, Electrical safety, and EPC details. There’s nothing to register today — but you can make life easier later by keeping certificates and property information organised.
7) Higher enforcement and civil penalties (from 1 May 2026)
Government guidance states that covered provisions will be brought into legal force on 1 May 2026, and the maximum civil penalty referenced rises to £40,000.
Translation: compliance and paperwork matter more — and the downside risk gets bigger.
8) Decent Homes Standard in the PRS: proposed for 2035 or 2037 (timeline not yet final)
The roadmap states the government consulted on an updated Decent Homes Standard and proposed it be brought into force in either 2035 or 2037, and it will confirm the timeline after considering consultation responses.
If you’re up against the section 21 deadline or you expect to rely on section 8 grounds after May, a quick review of your paperwork and evidence file can prevent expensive delays. Possession Proceedings can help you get the route, timings and documents right — particularly where deadlines are tight.
