TaxYearSheets

Renters' Rights Act dates for your tenancy

For private landlords in England. Enter the dates you know – leave the rest blank – and get your deadlines in one list. Nothing is sent or stored.

Your tenancy

Is there a written tenancy agreement?

Safety and deposit Optional – date of the last check or certificate
Pet request (optional)

The rules this checker uses

  • 1 May 2026: assured shorthold tenancies became assured periodic tenancies and section 21 ended (GOV.UK overview).
  • Rent increases: once a year, Form 4A, at least 2 months' notice, none in the first year (GOV.UK, Form 4A notes).
  • Pets: written reply by the 28th day after the request, with limited extensions (GOV.UK, the Act, s11).
  • Gas safety: checked every 12 months; record to existing tenants within 28 days (GOV.UK).
  • Electrical safety: inspected at least every 5 years, or sooner if the report says (GOV.UK).
  • EPC: valid for 10 years (GOV.UK).
  • Deposit: protected in a government-approved scheme within 30 days (GOV.UK).
  • Landlord database: region-by-region from 15 December 2026, all by 14 November 2027 – planned. Each region has three months from its opening day, which we show as ending the day before the same date three months later (for example West Midlands: 15 December 2026 to 14 March 2027), matching GOV.UK's 14 November 2027 end date (GOV.UK news, draft regulations).

This checker does not cover possession, section 8 notices, HMO or selective licensing, or Right to Rent checks.

For tax on the rent: £1,000 property allowance or actual expenses? · Making Tax Digital checker

Questions

When can I next increase the rent under the Renters' Rights Act?

Since 1 May 2026, rent can only be increased once a year using the section 13 process (Form 4A) with at least 2 months' notice, and not in the first year of the tenancy. The Form 4A notes say the new rent must start at the beginning of a rent period, at least 52 weeks after the tenancy began or after the last increase.

How long do I have to reply to a tenant's pet request?

You must give or refuse consent in writing on or before the 28th day after the request. If you reasonably ask for more information within those 28 days, you can reply up to 7 days after the tenant provides it. You can also agree a later date with the tenant.

What was the 31 May 2026 deadline?

For tenancies that existed before 1 May 2026, landlords had to give tenants the Renters' Rights Act Information Sheet 2026 by 31 May 2026 – or, for entirely verbal tenancies, written information about the key terms.

When do landlords have to register on the new landlord database?

Under the plans published on GOV.UK on 9 September 2026, the Private Rented Sector Database opens on 15 December 2026, starting with the West Midlands, region by region. Each region gets about 3 months, and all letting landlords should be registered by 14 November 2027. The regulations were still in draft when we checked.

Does this apply in Wales, Scotland or Northern Ireland?

No. These Renters' Rights Act changes apply to the private rented sector in England.

Not tax or legal advice. This free tool shows dates and figures worked out from the GOV.UK and legislation.gov.uk rules linked on each page, checked on 9 October 2026. Rules change and your situation may differ – always check the source, and speak to an accountant, solicitor or HMRC if unsure. TaxYearSheets is not connected to HMRC or the government.