This is the list of recurring duties for a self-managing private landlord in England, as of 25 October 2026, with the legal source for each and a clear line between what is law and what is only announced. It is a checklist, not legal advice; licensing schemes and local rules vary by council.
Recurring duties at a glance
| Duty | How often | Deadline detail | Source | Status |
|---|---|---|---|---|
| Gas safety check | Every 12 months | Check in the 2 months before the deadline keeps the date; copy to tenants within 28 days, new tenants before they move in | Gas Safety Regs 1998, regs 36 and 36A | In force |
| Gas records | Each check | Keep until there have been two further checks | Reg 36(3)(c) | In force |
| Electrical inspection (EICR) | At least every 5 years | Copy within 28 days; new tenant before occupation; council within 7 days of written request | Electrical Safety Standards Regs 2020, reg 3 | In force |
| EICR remedial work | After each report | Within 28 days, or sooner if the report says | Reg 3(4) | In force |
| EPC | Every 10 years | Needed before marketing; minimum E to let | MEES guidance | In force |
| Smoke and CO alarms | Each new tenancy | Working on the day the tenancy begins; repair or replace after a report | Smoke and CO Alarm Regs 2015 (amended 2022) | In force |
| Deposit protection | Each deposit | Protect and serve prescribed information within 30 days of receipt | Housing Act 2004 s.213 | In force |
| Right to rent | Before each tenancy | All adult occupiers; follow-up before time-limited permission ends | Immigration Act 2014 | In force |
| Written statement of terms | Each new tenancy | Before the tenancy is entered into | Housing Act 1988 s.16D; SI 2026/324 | In force |
| Pet request reply | Each request | In writing on or before the 28th day after the request | Housing Act 1988 s.16A | In force |
| Rent increase | Max once per 52 weeks | Form 4A, two months’ notice | Housing Act 1988 s.13 | In force |
| HMO licence | Up to 5 years | Renew before expiry | Housing Act 2004; SI 2018/221 | In force |
| Landlord database | Annually | Register by your region’s deadline; update within 28 days | RRA Part 2 Ch 3; draft regulations | Planned |
Gas safety
Regulation 36(3)(a) requires each gas appliance and flue to be checked “at intervals of not more than 12 months”. Regulation 36A, added in 2018, solves the drifting-date problem: a check “completed within the period of 2 months ending with the deadline date” is treated as made on the deadline date. So if your deadline is 14 March 2027, a check on any day from 15 January 2027 keeps 14 March as the anniversary.
Give a copy of the record to each existing tenant within 28 days of the check, and to a new tenant before they move in. Keep each record until there have been two further checks. The property tracker shows the due date and the date the two-month window opens.
Electrical safety (EICR)
Regulation 3 of the 2020 regulations requires an inspection and test “at intervals of no more than 5 years”, or sooner if the report says so. Then:
- give a copy to existing tenants within 28 days of the inspection;
- give a copy to a new tenant before they occupy, and to a prospective tenant within 28 days of a written request;
- give a copy to the council within 7 days of a written request;
- complete remedial or further investigative work within 28 days, or the shorter period the report specifies;
- keep the report until the next inspection is due or done, whichever is later.
Energy performance (EPC)
An EPC “is valid for 10 years” and you need one before you market the property to let. You cannot let, or continue to let, a home rated below E unless you have registered an exemption. The spending cap for improvements is £3,500 including VAT; fines go up to £5,000 per property.
Announced, not yet law as of 25 October 2026 Improving the energy performance of privately rented homes: government response (Jan 2026)
The government response of January 2026 confirmed a higher standard: private landlords of all tenancies must reach EPC C, on new EPC metrics, by 1 October 2030, with a £10,000 cap and penalties up to £30,000. Secondary legislation is aimed at 2027. We found no regulations laid as of October 2026, so treat this as planned, not law.
Deposits
Under section 213 of the Housing Act 2004 you must protect a deposit in an authorised scheme and give the prescribed information “within the period of 30 days beginning with the date on which the deposit is received”. Since 1 May 2026 these rules apply to all assured tenancies. A court cannot order possession while you are in breach (except on grounds 7A and 14).
The Tenant Fees Act caps the deposit at five weeks’ rent where annual rent is under £50,000, and six weeks’ rent at £50,000 or more. A holding deposit is capped at one week’s rent.
Alarms and right to rent
Fit a smoke alarm on every storey with a room used as living accommodation, and a carbon monoxide alarm in any such room with a fixed combustion appliance other than a gas cooker. Check they work on the day each new tenancy begins, and repair or replace a faulty alarm once the tenant reports it.
Check that every adult occupier has the right to rent before the tenancy. Where permission is time-limited, the check must be no earlier than 28 days before the tenancy agreement is entered into, and you need a follow-up check before it runs out. Penalties are up to £10,000 per occupier for a first breach. GOV.UK’s landlord’s guide was updated on 1 October 2026.
Tenancy paperwork after 1 May 2026
New tenancies need a written statement of terms before they start. Existing written tenancies needed the Renters’ Rights Act Information Sheet by 31 May 2026; if you missed it, give it now (attach the PDF or hand over a copy; an emailed link is not valid). The How to Rent guide was withdrawn on 1 May 2026. See the periodic tenancy changeover.
The landlord database (planned)
The Private Rented Sector Database is announced to launch on 15 December 2026, starting in the West Midlands, with all landlords registered by 14 November 2027. The start dates come from draft regulations laid on 9 September 2026 that were still awaiting approval when we checked on 25 October 2026; the deadlines (three months after each region opens) come from government guidance on the Housing Hub.
| Wave | Region (where the property is) | Registration opens | Register by |
|---|---|---|---|
| 1 | West Midlands | ||
| 2 | East of England | ||
| 3 | East Midlands | ||
| 4 | South East | ||
| 5 | Yorkshire and The Humber | ||
| 6 | North West | ||
| 7 | North East | ||
| 8 | London | ||
| 9 | South West |
The Housing Hub states an annual fee of £65 per property, pro-rated during the rollout. You will need your gas safety record, EICR and EPC details when you register. Check your region on the landlord database checker and read the full database guide.
Announced but not yet law
| Change | Status as of 17 Oct 2026 |
|---|---|
| Landlord Ombudsman membership | Expected 2028; operator not yet chosen; approval regulations (SI 2026/1033) in force 17 September 2026 |
| Awaab’s Law for private landlords | Consultation 9 October to 18 December 2026; earliest implementation 2027. See Awaab’s Law guide |
| Decent Homes Standard | Applies to private rented homes from 2035 |
| EPC C minimum | By 1 October 2030; regulations not yet made |
Your 2026/27 timeline
| Date | What |
|---|---|
| 1 May 2026 | Renters’ Rights Act main changes in force for private tenancies |
| 31 May 2026 | Information Sheet deadline for existing written tenancies (passed) |
| 31 July 2026 | Last date to use pre-May section 21 and section 8 notices (passed) |
| 15 December 2026 | Landlord database opens in the West Midlands (planned) |
| 18 December 2026 | Awaab’s Law private-sector consultation closes |
| 15 January – 15 August 2027 | Database opens in the other eight regions, one a month (planned) |
| 14 March – 14 November 2027 | Regional registration deadlines (planned) |
| 2028 | Landlord Ombudsman expected |
Load your properties into the tracker to get these dates per property, with gas, EICR and EPC renewals, and export them to your calendar.