The biggest change to renting in England in a generation began on 1 May 2026. Six months on, many landlords are still not sure they’ve done everything. This checklist covers what the Renters’ Rights Act means for you now, and what’s coming next.

It’s written for landlords in Hemel Hempstead, Harpenden and across Hertfordshire, but the rules apply to all private landlords in England.

What changed on 1 May 2026

• Section 21 has gone. You can only take a property back for a legal reason (a “ground”), such as rent arrears, selling, or you or a close family member moving in.
• No more fixed terms. All tenancies are now periodic (rolling). Tenants can leave on two months’ notice.
• Rent goes up once a year at most, using a Section 13 notice (Form 4A) with at least two months’ notice. Tenants can challenge it at the First-tier Tribunal. Rent review clauses no longer work.
• No bidding wars. You advertise one rent and can’t ask for or accept more.
• Rent in advance is limited. You can’t take any rent before the tenancy agreement is signed, and no more than one month’s rent between signing and the start of the tenancy.
• Pets: you must consider a request and can’t unreasonably refuse.
• No discrimination against tenants with children or who get benefits.

Your checklist

Tick these off now.

Paperwork

• ☐ Existing tenants were given the government’s information sheet (the deadline was 31 May 2026).
• ☐ New tenants get a written statement of terms that meets the new rules.
• ☐ Old tenancy agreements don’t rely on Section 21, a fixed term or a rent review clause.
• ☐ The deposit is protected in a government scheme and the tenant has the prescribed information.

Rent

• ☐ Your next rent review date is in the diary, at least 12 months after the last rise.
• ☐ You’ll use the Section 13 notice (Form 4A) and give at least two months’ notice.
• ☐ Your proposed rent is in line with the market. If the tenant challenges it, the tribunal looks at what similar homes let for. It can’t set a rent higher than you asked for.

Advertising and choosing tenants

• ☐ Adverts show one clear asking rent.
• ☐ No “No DSS”, “no children” or “no pets” in adverts or in how you choose.
• ☐ You take no rent before the agreement is signed, and no more than one month’s rent before the tenancy starts.

Safety

• ☐ Gas safety check every 12 months.
• ☐ Electrical installation checked at least every five years.
• ☐ A valid EPC.
• ☐ A smoke alarm on every storey with living space, and a carbon monoxide alarm in any room with a fixed combustion appliance (gas cookers aside).
• ☐ Repairs logged with dates. Good records help if you ever need to use a possession ground.

Getting ready for what’s next

• ☐ Your contact details and property list are up to date, ready to register each property on the new landlord database.

What’s coming next

• The landlord database. Every private landlord must register each rented property on the government’s “Register your rental property” service. It opens region by region, and the region is where the property is, not where you live. For the East of England, which includes Hertfordshire, registration opens on 15 January 2027 and closes on 14 April 2027. The fee is £65 per property per year. Every landlord in England must be registered by 15 November 2027 (GOV.UK).
• A landlord ombudsman. Tenants will be able to complain to a free ombudsman, and landlords will have to join. The government expects this in 2028.
• Higher standards. The Decent Homes Standard and Awaab’s Law (deadlines for fixing damp and mould) will be extended to private rented homes later. Dates aren’t set yet.
• Tax. From 6 April 2027, tax on rental income for landlords who own in their own name goes up to 24%, 44% and 49%, as confirmed in the Budget on 28 October 2026 (GOV.UK). Check with your accountant.

Official guidance: Renting is changing (GOV.UK) and the guide to the Renters’ Rights Act.

Want someone to handle it for you?

Our lettings team keeps up with the rules so you don’t have to: rent reviews, safety checks, deposits and the new paperwork. Find out about our lettings service, ask for a free rental valuation, or call us on 01442 732362.

If you’re weighing up whether to keep letting, our buy-to-let guide for Hemel Hempstead covers rents, yields and costs.

Please note: This article is general information, correct on 11 November 2026. It is not financial, tax or legal advice. Rules and rates change, so please speak to a qualified solicitor or tax adviser about your own situation.