A property checklist

A Property Checklist: The Position in 2026

A property checklist is a full list of items and considerations that prospective tenants should review to ensure they're making an informed decision about renting a new home. A property checklist includes assessing the condition of the property, understanding the terms of the tenancy agreement, evaluating financial responsibilities, checking safety standards, and verifying legal compliance.

In 2026, this checklist becomes even more critical due to the significant changes brought by the Renters' Rights Act (RRA) 2025. Tenants now have enhanced rights regarding their living conditions, financial obligations, and dispute resolution mechanisms. Landlords must also adhere to stricter regulations concerning property maintenance, safety standards, and communication with tenants.

What the Law Says

The legal framework for rental properties in the UK includes several key statutes that affect both landlords and tenants. The Housing Act 1988 (Sections 8, 13, and 21) provides the foundational rights and responsibilities between landlord and tenant regarding notice periods, termination clauses, and rent control. Section 8 of the Housing Act 1985 requires landlords to maintain their properties in a good state of repair.

The Deregulation Act 2015 (Section 33) introduced measures to prevent retaliatory evictions by banning eviction notices within six months after certain types of complaints are made. The Tenant Fees Act 2019 prohibits landlords from charging tenants for services such as referencing and inventory checks, ensuring transparency in the rental process.

How the Renters' Rights Act 2025 Changes This

The Renters' Rights Act (RRA) 2025 introduces several major changes to the rental situation. It abolishes Section 21 notices, requiring landlords to give a reason for eviction and adhere to stricter notice requirements. The act also mandates that all tenancies automatically convert to periodic tenancies from day one, offering greater security to tenants.

Rent caps are introduced via Section 13 of the Act, limiting annual rent increases based on inflation rates. This measure aims to stabilise rental prices in high-demand areas. Additionally, the Decent Homes Standard is extended to cover all private rented sector (PRS) properties, ensuring that basic safety and habitability standards are met.

Awaab's Law, which originated as a response to tragic housing-related deaths, is now enforced for all private landlords, requiring regular inspections and stringent maintenance requirements. At A property checklist, a new Private Rented Sector Ombudsman is established to handle disputes between tenants and landlords, providing an independent resolution mechanism. All PRS properties must register with the Property Register Database, ensuring transparency and accountability.

What This Means for Tenants

Under the new regulations, tenants are expected to have a more secure and fair tenancy experience. The abolition of Section 21 notices means that landlords must provide a justified reason before initiating eviction proceedings. With rent caps in place, tenants may face less financial uncertainty year over year.

Tenants should familiarise themselves with their rights regarding property maintenance and safety standards under Awaab's Law. Regular inspections can help identify issues early on, allowing tenants to address them promptly through communication channels or legal action if necessary.

What This Means for Landlords

Landlords must now adhere to stricter regulations concerning tenancy agreements, notice periods, and rent increases. The requirement for periodic tenancies from day one means that landlords can't unilaterally end a tenancy without cause unless both parties agree otherwise. Rent caps will limit the amount of control landlords have over rental prices.

Landlords are expected to maintain properties to the Decent Homes Standard, which includes regular inspections and repairs. Failure to comply can result in legal action or fines imposed by local authorities. The establishment of a Private Rented Sector Ombudsman means that disputes must be handled transparently and fairly, requiring landlords to keep thorough records and communicate effectively with tenants.

Common Scenarios

  1. Tenant Notices Improper Eviction: A tenant receives an improper Section 21 notice from their landlord despite the abolition of this type of notice in 2025. The tenant contacts a solicitor for advice on how to challenge the eviction through the PRS Ombudsman.
  1. Rent Increase Dispute: After a year, a landlord attempts to increase rent by more than the allowed percentage under Section 13 of the RRA 2025. The tenant disputes this in writing and files a complaint with the council's environmental health department for further review.
  1. At A property checklist, Safety Violation Report: A tenant notices safety hazards like faulty wiring or gas leaks. They report these issues to their landlord but receive no response within the required timeframe under Awaab's Law. Frustrated, the tenant then contacts the PRS Ombudsman and files a formal complaint to ensure compliance.

Evidence Tenants Should Keep

Tenants should gather and maintain evidence of property conditions and communications with landlords throughout their tenancy. This includes:

This documentation can be important in resolving disputes or proving compliance issues. Landlords must also maintain similar records to demonstrate their adherence to legal requirements.

What to Do if Things Go Wrong

If issues arise during tenancy, there are several steps you can take:

  1. Write a Formal Complaint: Start by sending a complaint letter to the landlord outlining the issue and requesting resolution.
  2. Contact Environmental Health: If safety concerns persist without action from the landlord, contact your local council's environmental health department for inspection.
  3. Deposit Dispute Resolution: For disputes over deposit deductions, follow procedures set out by the Deposit Protection Scheme.
  4. PRS Ombudsman: File a complaint with the Private Rented Sector Ombudsman if issues remain unresolved at lower levels.
  5. Housing Ombudsman: Seek mediation through the Housing Ombudsman for more complex disputes.
  6. First-Tier Tribunal: For financial or legal matters, escalate to the First-tier Tribunal (Property Chamber).
  7. County Court: As a last resort, file a case in the county court if all other avenues fail.

Each step offers an increasingly formal and authoritative means of resolution.

Common Mistakes to Avoid

Both tenants and landlords should avoid several common pitfalls:

Awareness and proactive management are key to avoiding these mistakes.

Where to Get Help

For additional support, tenants and landlords can turn to organisations like Shelter (www.shelter.org.uk) and Citizens Advice (www.citizensadvice.org.uk), which offer free legal advice and guidance. Local council housing teams can also provide specific information on local regulations and assistance.

Legal aid is available for those who meet certain criteria, offering financial support for legal representation in disputes over housing conditions or eviction notices. Tenants should check with their local authority to see if they qualify.

By staying informed and proactive, both parties can ensure a fair and comfortable tenancy experience under the new regulatory framework.

Frequently asked questions

What rights do tenants have under the Renters' Rights Act 2025?

Under the RRA 2025, tenants may be entitled to enhanced protections regarding property condition and financial obligations. Check specific provisions of the act for details on your rights.

How long does a landlord have to fix safety issues in their rental property?

Landlords typically must address safety concerns promptly under Section 8 of the Housing Act 1985, which requires properties to be maintained in good repair.

Can tenants complain about repairs without fear of eviction?

Yes, under the Deregulation Act 2015 (Section 33), landlords are banned from serving an eviction notice within six months after certain complaints, preventing retaliatory evictions.

What should be included in a property checklist for rental agreements?

A property checklist typically includes assessing the condition of the property, understanding tenancy agreement terms, evaluating financial responsibilities, checking safety standards, and verifying legal compliance with statutes like the RRA 2025.

How do tenants report issues if their landlord does not respond to repairs?

If a landlord fails to address maintenance issues, tenants may need to contact local authorities or seek legal advice on next steps. Contacting a solicitor can provide guidance specific to your situation.

What happens if a tenant breaks the terms of their tenancy agreement?

Breaking tenancy agreements typically allows landlords to serve notice under Section 21 of the Housing Act 1988, but tenants should check with a solicitor for specific implications and defenses available.

Are there any costs associated with filing complaints against a landlord?

Filing formal complaints may involve legal fees or administrative charges. Consultation with a solicitor can provide an estimate of potential expenses involved in resolving disputes.

Where can tenants escalate issues if local authorities do not resolve them?

Tenants may seek further assistance from housing charities, tenant unions, or the courts for unresolved issues. Escalating to these bodies can help address persistent problems with landlords.