With significant legislative changes approaching this spring, April has become one of the most important months of the year for UK landlords. The Renters' Rights Act in England is progressing towards implementation, with parallel regulatory developments continuing in Wales and Scotland. For landlords who have not yet reviewed their compliance position, the time to act is now.

What is changing and when?

The Renters' Rights Act represents the most significant overhaul of the private rented sector in England for a generation. While the government has confirmed a phased rollout rather than a single "big bang" date, key provisions are expected to come into force from May 2026 onwards.

The headline changes include the following:

• Abolition of Section 21 "no-fault" evictions. Landlords will need to cite a valid ground under Section 8 to end a tenancy.
• The end of fixed-term tenancies for new lets. All new tenancies will be periodic from the outset, meaning either party can end the agreement with appropriate notice.
• New rules around rent increases. Increases must be made through a formal process, limited to once per year, with tenants given the right to challenge increases they consider above market rate at a first-tier tribunal.
• A new private rented sector database. Landlords will be required to register their properties, providing a central record of compliance.

In Wales, the Renting Homes (Wales) Act 2016 has already introduced similar changes, and ongoing guidance updates mean landlords there must continue to stay current. Scotland continues to operate under its own regulatory framework, with separate obligations around repairs, safety standards, and tenancy agreements.

The specifics differ across the three nations, but the direction of travel is consistent: greater accountability, stronger tenant protections, and a more professional, structured rental sector.

Why April is the ideal time to audit your portfolio

With May deadlines approaching, April provides a natural and important window to review every aspect of your tenancy management. Compliance is not just about having the right documents, it’s about ensuring those documents are current, correctly issued, and properly recorded.

A thorough compliance audit should cover:

• Gas safety certificates: Must be renewed annually by a Gas Safe registered engineer and provided to tenants within 28 days of a check, or before they move in.
• Electrical installation condition reports (EICRs): Required every five years in England and Wales. Copies must be provided to tenants and to the local authority on request.
• Energy Performance Certificates (EPCs): The current minimum requirement in England is an E rating. Proposed increases to a C rating are under consultation; landlords should consider their position now.
• "How to Rent" guide (England): The correct, most up-to-date version must be provided to tenants at the start of a tenancy and when it is updated. Using an outdated version can affect your ability to serve a valid Section 21 notice (while it still applies).
• Deposit protection: Tenants' deposits must be protected in a government-approved scheme within 30 days, with prescribed information provided. Non-compliance carries financial penalties.
• Tenancy agreements: Review existing agreements to ensure they reflect current legislation. Agreements that reference provisions which no longer apply may cause confusion or complications.

The spring compliance walkthrough

One of the most effective ways to approach the pre-May period is through what letting agents often describe as a "spring compliance walkthrough", a visit to the property that combines a condition check with a documentation review.

During this visit, landlords or their agents should:

• Inspect the property's physical condition, noting any maintenance issues; signs of damp or disrepair; and the functioning of smoke alarms and carbon monoxide detectors (required in every room with a fuel-burning appliance and on every floor in Scotland).
• Confirm that all required safety certificates are current and that copies are held both by the landlord and the tenant.
• Check that tenants have received all mandatory documentation, particularly the "How to Rent" guide in England or equivalent information in devolved regions.
• Use the visit as an opportunity to talk with tenants, addressing any concerns, confirming their intentions around the tenancy, and identifying any maintenance issues they may not have formally reported.

This proactive approach serves a dual purpose. It supports full legal compliance, and it strengthens the landlord-tenant relationship, demonstrating that you take your responsibilities seriously and value the tenancy.

The cost of getting it wrong

Landlords who fail to meet compliance requirements face risks that go beyond a single penalty. Under the new framework:

• Local authorities have increased powers to investigate complaints and inspect properties.
• Financial penalties for non-compliance, including failure to register on the new database, breach of deposit protection rules, and failure to meet safety standards, can be significant.
• Non-compliant landlords may find their ability to recover possession of a property compromised, even where a valid ground exists.

The reputational risk is also real. Tenants are increasingly aware of their rights, and the new regime gives them more accessible routes to raise concerns or challenge decisions.

How to prepare, your practical next steps

For landlords who want to ensure they are ready for May and beyond, the following steps provide a clear starting point:

1. List every property in your portfolio and the current status of each required certificate and document.
2. Identify any gaps or upcoming renewals, particularly gas safety certificates, EICRs and EPCs, and arrange renewals now, before contractors become busy.
3. Check your tenancy agreements against current legislation. If they were drafted before 2020, they may require updating.
4. Speak to your letting agent or a specialist solicitor if you are unsure how the Renters' Rights Act affects your specific circumstances, particularly if you have tenants approaching renewal or are planning to seek possession.
5. Keep clear records. Document when certificates were issued, when documents were provided to tenants, and any relevant communications. Good record-keeping is your first line of defence if a dispute arises.

Preparation now prevents problems later

The regulatory environment for UK landlords is becoming more structured and more accountable and, for those who are unprepared, more risky. But landlords who stay ahead of compliance requirements are in a strong position. They avoid penalties, retain good tenants through clear communication and trust, and protect the long-term value of their investment.

If you are unsure whether your properties meet the latest requirements or would like support carrying out a full compliance review ahead of May, seeking professional guidance from a qualified letting agent or property solicitor is the most effective step you can take.