Renting in the UK has changed more in the last few months than it has in decades. From 1 May 2026, the Renters’ Rights Act swept away fixed-term tenancies, abolished Section 21 evictions, and introduced a mandatory written statement of terms that landlords must provide before a tenancy is agreed. If you are looking for a flat right now, the paperwork you need to check — and the paperwork your landlord must give you — is completely different from what it was last year. I have been following these reforms closely, and the single most common question I hear is: what documents do I actually need to see before I sign anything? This article walks through exactly that checklist, step by step, so you know what is mandatory, what is optional, and what to do if something is missing.
Here is what you actually need to know. The new rules apply to all new assured periodic tenancies created on or after 1 May 2026. If you are starting a new tenancy now, your landlord must give you a written statement of key terms before you sign anything. If they do not, you can complain to the local council, and they could face a fine of up to £7,000 for failing to comply. That is not a small penalty, and it tells you how seriously the government is taking this. For existing tenancies signed before May 2026, landlords have until 31 May 2026 to hand over a government-produced document called the Renters’ Rights Act Information Sheet 2026. If your tenancy was purely verbal — no written agreement at all — your landlord must provide the full written statement instead, also by 31 May. I would recommend reading our full guide on lease agreements to understand how these changes affect your rights as a tenant.
What the written statement must include
The most important document you need to see before moving in is the written statement of terms. This is not the same as a traditional tenancy agreement, though the information can be included in one. The government has published a 10-page PDF guide for landlords listing exactly what must be covered. The statement must reference six separate Acts of Parliament, including the Renters’ Rights Act itself. If your landlord hands you a one-page sheet with just the rent and the address, that is not enough. The statement must cover things like the names of all parties, the property address, the rent amount and how it can be changed, the length of the tenancy (which will be periodic), and both parties’ responsibilities for repairs and maintenance. If you are unsure what to look for, a tenant landlord lawyer can review the document before you sign — it is a small cost that can save you from agreeing to terms that are not legally enforceable.
What I tend to notice is that tenants focus on the rent and the deposit and skip the small print about repairs. Under the new rules, the written statement must set out who is responsible for what. If the boiler breaks and the statement is vague, you could end up in a dispute. My advice is to read that section carefully before you move in.
Why getting the paperwork right matters for your security
The practical consequence of missing paperwork is not just a fine for the landlord — it affects your ability to stay in the property without hassle. Under the old system, a landlord could use Section 21 to evict you without giving a reason. That is no longer possible. But the new system under Section 8 has 37 grounds, and some of them are easier for landlords to use if the paperwork is in order. For example, if your landlord wants to move back into the property, they can use Ground 1 or 1A — but they cannot market or re-let the property for 12 months after doing so. That restriction only works if the landlord has followed the correct process from the start. If the written statement was never provided, the landlord’s position is weaker. I have seen cases where tenants who kept copies of every document were able to challenge an eviction notice successfully because the landlord had not served the correct information. A good understanding of your guest policies is also useful, but the foundation is always the paperwork you collect at the start.
Consider this scenario: you move into a flat in June 2026. The landlord never gave you a written statement. Six months later, they want to increase the rent. Under the new rules, they can only do that once per year using a Section 13 Form 4A notice. But if the written statement was never provided, the rent increase process is harder to enforce. The landlord could face a civil penalty of up to £7,000 for trying to terminate the tenancy orally or without following the correct procedure. That is real protection for you, but only if you know what documents you are entitled to and keep them safe.
Where tenants and landlords go wrong with the new rules
The biggest source of confusion I see is around the transition period. Many landlords still think they can use old fixed-term tenancy agreements. They cannot. From 1 May 2026, all new tenancies must be periodic. If a landlord hands you a document that says “fixed term of 12 months”, that is not valid under the new regime. The tenancy will still exist, but the fixed term is unenforceable. You are effectively on a periodic tenancy from day one, regardless of what the paper says. The same applies to rent review clauses in old agreements — they are now void. The only way to increase rent is through a Section 13 Form 4A notice, once per year.
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| Requirement | New tenancies (from 1 May 2026) | Existing tenancies (signed before 1 May 2026) |
|---|---|---|
| Written statement of terms | Mandatory before signing | Must provide Information Sheet by 31 May 2026 |
| Fixed term allowed | No — must be periodic | Existing fixed terms continue until they end, then become periodic |
| Rent increase method | Section 13 Form 4A only | Section 13 Form 4A only from 1 May 2026 |
| Pet request process | Must respond in writing within 28 days | Same applies from 1 May 2026 |
Assuming the old deposit rules still apply
Deposit protection has not changed. Your landlord must still place any deposit of up to five weeks’ rent in an authorised tenancy deposit scheme and serve the prescribed information within 30 days. But I have seen landlords forget to do this under the new regime because they are focused on the written statement. If your deposit is not protected, you can claim compensation of up to three times the deposit amount. That is a significant sum. Check the scheme certificate within the first month of your tenancy. If you do not receive it, raise it immediately in writing.
Ignoring the “no DSS” ban
From 1 May 2026, landlords cannot advertise or operate a policy of refusing tenants simply because they receive benefits. The listing must not say “no DSS” or similar language. If you see this in an advert, it is a breach of the new rules. You can report it to the local council. This is a real change — previously, it was common practice. Now it is explicitly prohibited. If you are a tenant on benefits, you have the same right to rent as anyone else, and the landlord cannot reject you on that basis alone.
Not keeping a copy of the written statement
This is the most common mistake I see. Tenants assume the landlord will keep the records. But if a dispute arises — over rent, repairs, or possession — the written statement is your primary evidence. Keep a digital copy and a printed copy. If the landlord never provided it, that is a breach of the law, and you have grounds to complain. A tenant landlord lawyer can advise you on what to do if the statement is missing or incomplete.
Your practical checklist for renting under the new rules
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Confirm the tenancy type before you view the property
Before you even book a viewing, ask the landlord or agent whether the tenancy will be an assured periodic tenancy. If they mention a fixed term, explain that fixed terms are no longer valid for new tenancies from 1 May 2026. This is a quick filter — if they do not know the basic rules, the rest of the process is likely to be sloppy. You can also check the listing for the proposed rent. From 1 May 2026, the advertised rent must be the proposed rent, and the landlord cannot accept offers above that amount. If the listing says “offers over”, that is a red flag.
Request the written statement before you pay anything
The law says the written statement must be given before the tenancy is entered into. That means before you sign anything and before you pay any money. Landlords cannot accept rent before the tenancy agreement is entered into — this includes the first payment. If a landlord asks for a holding deposit or rent before providing the written statement, that is a breach of the rules. Do not pay until you have seen the document. If you need help understanding the terms, a property lawyer can review it for you remotely.
Check the safety certificates are current
Your landlord must provide a valid gas safety certificate, an Electrical Installation Condition Report (EICR), and an Energy Performance Certificate (EPC). These are not new requirements, but they are still mandatory. The gas safety certificate must be dated within the last 12 months. The EICR must be no more than five years old for new tenancies. If these are missing, the tenancy is not compliant, and you have grounds to delay signing until they are provided. A carbon monoxide alarm is also a good thing to have in the property — landlords must check smoke and CO alarms at least once a year.
Understand the pet request process
If you have a pet or plan to get one, you now have a clear legal process. You must make a written request to the landlord. They have 28 days to respond in writing. If they refuse, they must give a good reason. If they do not respond within 28 days, silence can become consent. This is a major change from the old system where landlords could simply say no. Keep a copy of your written request and any response. If you are looking for a pet-friendly property, our guide on finding pet-friendly flats covers the practical steps.
Prepare for the future: Awaab’s Law and the Decent Homes Standard
Two major changes are still being phased in. The Decent Homes Standard will apply to the private rented sector, likely from 2035. Awaab’s Law will set specific timeframes for landlords to respond to serious hazards like damp and mould. The government is still consulting on these, but they will eventually become mandatory. For now, if you report a serious hazard and the landlord does not respond, you can complain to the local council’s environmental health department. Keep a written record of every report you make.
- 1Ask about tenancy typeConfirm it will be an assured periodic tenancy before viewing. Fixed terms are no longer valid for new lets.
- 2Request the written statementAsk for it before you pay anything. The landlord must provide it before the tenancy is entered into.
- 3Check safety certificatesVerify the gas safety certificate, EICR, and EPC are current and valid before signing.
- 4Keep copies of everythingSave digital and printed copies of the written statement, deposit certificate, and any correspondence about pets or repairs.
Frequently asked questions
What happens if my landlord never gives me the written statement? ▾
Can my landlord still evict me without a reason? ▾
I signed a fixed-term tenancy in April 2026. Is it still valid? ▾
Can the landlord increase my rent more than once a year? ▾
What if the landlord refuses my pet request without a good reason? ▾
Do the new rules apply to lodgers or company lets? ▾
The most important thing you can do right now is ask for the written statement before you pay anything. That single document is your proof of the terms, your protection against unfair rent increases, and your evidence if a dispute arises. Keep a copy somewhere safe — both digital and printed. If this was useful, you might also want to read Essential Guide to Finding Your Ideal UK Apartment.
Sources and Further Reading
Understanding Rent-to-Own Options for Your Next Apartment — Explains how rent-to-own agreements work and whether they are a good fit under the new tenancy rules.
Tenancy agreements: written information for your tenant. GOV.UK, 2026.
Renters’ Rights Checklists: At a glance. The Independent Landlord, 2026.
The New Rules at a Glance. Templates UK, 2026.
