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The tenancy lifecycle map
Every step from getting a property ready to let, to the tenant moving out — what the law requires, the documents you need, and where people commonly go wrong. Updated for the Renters' Rights Act.
England · Checked 31 Oct 2026 · General information, not legal advice
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What's changed in the law
- Old possession notices lapsed — Section 21 and Section 8 notices served before 1 May 2026 lapsed if no court claim was made by 31 July 2026.
- Information sheet deadline — Landlords with existing written tenancies had to give tenants the government's Renters' Rights Act Information Sheet.
- Renters' Rights Act in force (England) — Section 21 abolished; tenancies became periodic; rent increases by section 13 only; rental bidding, "No DSS" and "No children" banned; rent in advance limited; new pet request rules.
Before you let
- 1 Get the safety certificates Gas safety, electrical (EICR), EPC, smoke and CO alarms.
- 2 Check licensing HMO or selective licence from your council.
- 3 Advertise fairly State the rent, no bidding wars, no "No DSS" or "No children".
- 4 Reference the tenant Right to Rent, affordability, guarantor or rent guarantee cover.
Starting a tenancy
- 5 Tenancy agreement & written terms Periodic tenancy; written statement of terms before it starts.
- 6 Take and protect the deposit Max 5 weeks' rent; protect within 30 days with prescribed information.
- 7 Rent in advance No more than one month, and only once the tenancy is agreed.
- 8 Move-in day Inventory, meter readings, keys, copies of certificates.
During the tenancy
- 9 Collecting rent & arrears Keep a rent statement; act early when payments slip.
- 10 Putting the rent up Section 13 notice (Form 4A): once a year, two months' notice.
- 11 Repairs, damp & access Your repair duties, fitness for habitation, 24 hours' notice.
- 12 Keep certificates in date Gas every year, EICR every 5 years, EPC every 10.
- 13 Pet requests Reply in writing within 28 days; don't refuse unreasonably.
- 14 Information sheet (existing tenancies) Tenancies from before May 2026 needed the government sheet by 31 May 2026.
Ending a tenancy
- 15 When the tenant leaves Two months' notice from the tenant, or a written surrender.
- 16 Getting the property back Section 8 notice (Form 3A) with the right grounds, then court.
- 17 Selling up Sell with the tenant in, or Ground 1A with 4 months' notice.
- 18 Check-out & deposit return Compare with the inventory; agree deductions; free adjudication.