Everything a first-time landlord needs in place before letting in 2026

When you occupy your first property in England in 2026, you will need to comply with the long-standing safety rules as well as the duties under the Renters' Rights Act that came into force on 1 May 2026. The fines will remain your responsibility and not that of your agent, and it must be stressed that the following list is general information only and not legal advice, so regard it as a minimum requirement.

Before the tenancy starts

• A gas safety check on every gas appliance and flue by a Gas Safe registered engineer, repeated every 12 months and done within the year before the tenancy begins
• An electrical installation check by a qualified person at least every 5 years, with proof given to the tenant
• An EPC rated E or better: F and G properties cannot be let without a registered exemption
• The deposit placed in a government-approved protection scheme within 30 days of receiving it, with the scheme's required information served on the tenant
• Right to rent checks on every adult who will live in the property
• Working smoke and carbon monoxide alarms that meet the alarm regulations for rented homes

First-time landlords often trip up on two points. The gas record has to be in place before the tenant moves in, even if the property has been empty, and the gas check must have been carried out within the year prior to the lease beginning, meaning that a certificate from a previous tenancy doesn't carry forward. The engineer should be booked before the photographer is.

Currently, the cost of making a deposit mistake exceeds that of the previous fines. Since the Renters' Rights Act came into effect, a court will not issue a possession order unless you have protected the deposit, followed the rules of the scheme and given the tenant the right information, or have returned the deposit first. The paperwork is no longer optional administrative work; it is the essential step in order to get the property back.

The new letting rules

Tenancies in England have now become assured periodic tenancies which continue from month to month and it is not possible for the agreements to have an end date. Rent cannot be asked for or accepted until the tenancy agreement has been signed. You have to state the rent you are asking for and you must not invite bids or accept any offers higher than the advertised amount.

There is also a duty in relation to documents which is easy to overlook. Tenants who have a written agreement must be provided with the official information sheet on the Renters' Rights Act, and a tenancy that has only been agreed orally must be supported by written details of its main terms.

The government's guidance for landlords also prohibits discrimination against applicants who get benefits or have children, and a tenant's request to keep a pet can only be refused for a valid reason.

Rent rises and getting the property back

Rent may be increased once a year by means of the section 13 process, with Form 4A being served together with at least two months' notice, and tenants have the right to challenge an increase that exceeds the open market rent at a tribunal. Since Section 21 no longer applies, possession must be obtained by serving a legal ground on a section 8 notice, although in many cases a four-month notice period is required.

If you consider that you need to sell the property or move back into it, please note that such reasons cannot be given in the first 12 months of the tenancy. There is an additional cost if the procedure is carried out incorrectly, since in some cases a tribunal may order you to pay the tenant up to two years' rent.

Build the file before the first viewing

Before you start advertising, collect all the documents that have dates in one place: certificates, the confirmation of deposit, the government information sheet which you have to give to tenants, and the notes from alarm tests. In 2026 possession cases are just as much about the paperwork as they are about arrears, and the checks mentioned above are much cheaper than carrying out a stalled eviction. We go into more detail about the grounds for possession in our separate guide to the Renters' Rights Act for landlords. If you are still finalising the purchase of your first property to let, get comparable conveyancing quotes before you appoint a conveyancer. If your buy-to-let mortgage hasn't yet been finalised, our guide on buy-to-let mortgage rates and lender assessment explains what lenders will want to see.