Landlord Operations & Admin
Landlord checklist for renting a house — how to rent in 2026
Renting out a property in England in 2026 carries more legal obligations than at any previous point. The Renters' Rights Act came into force on 1 May 2026, adding new documentation requirements, changing the tenancy structure, and expanding tenant protections. This landlord checklist covers every stage from pre-tenancy compliance through to move-in day, with links to the August free downloadable landlord resources you can use at each step.
Stage 1 — Before you market the property
Confirm your property meets minimum standards
From 1 May 2026, the Decent Homes Standard applies to private rental properties. Your property must be free from Category 1 hazards under HHSRS, in a reasonable state of repair, and have reasonably modern facilities and adequate heating. Local authorities can enforce this through civil penalties and rent repayment orders.
Check your certificates are in date
Before marketing you must have a valid gas safety certificate (renewed annually by a Gas Safe registered engineer), a valid Electrical Installation Condition Report (EICR) (every five years or at change of tenancy), and an Energy Performance Certificate (EPC) with a minimum E rating. You must also have working smoke alarms on every floor and carbon monoxide alarms in every room with a solid fuel appliance or a gas boiler. August's compliance journey tracks all of these with reminders before expiry.
Check your licensing position
If your property is an HMO with five or more occupants from two or more households, mandatory HMO licensing applies. Many local authorities also operate selective or additional licensing schemes, use our Selective Licensing Checker and your local council's website. Operating without a required licence is a criminal offence and can result in a rent repayment order.
Check your mortgage and insurance
If you have a residential mortgage, you need consent to let from your lender before renting the property. Your buildings insurance must cover rental activity, a standard home insurance policy typically does not.
Stage 2 — Setting rent and finding a tenant
Set a compliant asking rent
Under the Renters' Rights Act, rental bidding is banned. You must advertise a fixed rent and cannot invite or accept offers above that advertised price. Use the rent calculator to confirm amounts and convert between payment frequencies if needed.
No DSS discrimination
Advertising language such as "no DSS", "no benefit claimants", or "working professionals only" is unlawful under the Renters' Rights Act. You must assess all applicants based on their total income and ability to pay, regardless of whether that income includes Universal Credit or Housing Benefit.
Tenant referencing
Carry out thorough tenant referencing including identity verification, credit check, employment or income verification, and a previous landlord reference. Download August's free landlord reference form and employer reference form from the resources page. The industry standard affordability check is gross income of at least 2.5 to 3 times the annual rent.
Carry out Right to Rent checks
You must verify that every adult occupant has the legal right to rent in the UK before the tenancy begins. Use the government's online Right to Rent checking service for non-UK nationals. Failure to conduct checks correctly carries civil penalties of up to £20,000 per tenant.
Take a holding deposit
If you want to reserve the property while referencing completes, you can take a holding deposit of up to one week's rent using August's free holding deposit agreement form. The holding deposit must be returned, applied to the first month's rent, or forfeited within 15 days unless both parties agree to extend in writing.
Stage 3 — Preparing the tenancy agreement
Use a compliant assured periodic tenancy agreement
From 1 May 2026, all new tenancy agreements in England must be assured periodic tenancies (APTs) with no fixed end date. Fixed-term clauses are void and using them carries a civil penalty of up to £7,000. Use a template that has been updated for the post-Renters' Rights Act regime, see our tenancy agreement template guide for what the agreement must include.
Provide the Written Statement of Terms
For any new APT from 1 May 2026, you must provide the mandatory Written Statement of Terms before the tenancy is agreed. This can be incorporated into the tenancy agreement itself. It must cover rent amount and payment date, deposit details, notice periods, possession grounds, rent increase procedure, and the landlord's and tenant's obligations. See our tenancy agreement template article for the complete list.
Agree and sign the agreement
All tenants named on the agreement must sign. Provide every named tenant with a copy immediately. Upload the signed agreement to August for safekeeping, August's AI scanning will read the document and auto-fill your tenancy record.
Stage 4 — Before move-in day
Protect the deposit
You must protect the deposit in a government-approved tenancy deposit scheme (DPS, MyDeposits, or TDS) within 30 days of receiving it. Download August's free prescribed information template and serve it on every named tenant alongside the deposit protection certificate within 30 days. Failure to protect the deposit correctly prevents you serving a Section 8 notice (except under Grounds 7A and 14) and exposes you to fines of up to three times the deposit.
Serve the How to Rent guide
Download the current version of the How to Rent guide from GOV.UK immediately before serving it, always use the latest version, as it is updated when legislation changes. Provide it to every named tenant before or at the start of the tenancy. Keep proof of service. Failure to serve it can affect your ability to recover possession.
Serve the gas safety certificate
Provide a copy of the current gas safety certificate to every named tenant before or at the start of the tenancy. Keep proof of service.
Provide the EPC
Provide a copy of the EPC to every named tenant before or at the start of the tenancy.
Prepare a property inventory
Complete a detailed inventory recording the condition and contents of the property at the start of the tenancy, with dated photographs of each room. Download August's free inventory sheet. Both landlord and tenant should sign the inventory. This is your primary evidence in any deposit dispute at the end of the tenancy.
Prepare a welcome pack
August's free welcome pack template covers key property information for the tenant: utility suppliers, emergency contacts, meter locations, bin collection days, and how to report maintenance. Providing this on day one sets the professional tone for the tenancy and reduces avoidable calls later.
Stage 5 — Move-in day
Complete the tenant check-in sheet
Walk through the property with the tenant using August's free tenant check-in sheet, confirming condition against the inventory and recording meter readings. Both parties should sign it. Upload to August alongside the inventory.
Hand over all keys and access devices
Provide all keys, fobs, and access codes. Note what has been handed over in the check-in sheet. See our article on smart locks.
Set up rent collection
Confirm the payment method and the first payment date. If the tenant is paying by standing order, confirm they have set it up correctly for the right amount and date. August's rent tracking via Open Banking matches incoming payments automatically and alerts you immediately if rent is late or a short payment arrives, removing the need to check bank statements manually.
Invite your tenant to the August app. The tenant app allows them to pay rent, report maintenance issues with photos, and access their documents, all free of charge. Setting this up on day one saves time throughout the tenancy.
Ongoing obligations once the tenancy is live
Once your tenant has moved in, your compliance obligations do not stop. Renew the gas safety certificate every 12 months and serve a copy on the tenant within 28 days. Renew the EICR every five years or at change of tenancy. Renew the EPC every ten years. Respond to maintenance issues promptly, under Awaab's Law, damp and mould must be investigated within 14 days and remedied within a further seven days where a serious hazard exists. Use the statutory Section 13 notice (Form 4A) for any rent increases, once per year with at least two months' notice. August's compliance journey and smart reminders track all of these automatically.
Free downloads for this checklist — all available at augustapp.com/resources: Landlord compliance checklist · Renters' Rights Act readiness checklist · Holding deposit agreement · Landlord reference form · Employer reference form · Inventory sheet · Tenant check-in sheet · Tenant check-out sheet · Prescribed information template · Welcome pack · Rent income spreadsheet · HMO inspection sheet · Mid-tenancy inspection sheet · Compliance checklist.
Also see: How to Rent guide dictionary entry · Tenancy agreement template · What a good tenancy agreement should include · Tenant referencing guide · Tenancy deposit scheme guide · Section 8 notices guide · Compliance feature · Rent tracking · DSS tenant definition · Renters' Rights Act hub · Essential accidental landlord checklist
Disclaimer: This checklist is a guide only and does not constitute legal or professional advice. Requirements vary by property type, location, and individual circumstances. Always verify your obligations with a qualified professional or your local authority. August does not accept liability for decisions made on the basis of this content. The "How to Rent" guide referred to in this checklist is an official government document, always download the current version from GOV.UK immediately before serving it, as it is updated periodically.
Author
August Team
The August editorial team lives and breathes rental property. They work closely with a panel of experienced landlords and industry partners across the UK, turning real-world portfolio and tenancy experience into clear, practical guidance for small landlords.
