The Renters’ Rights Act is the biggest change to renting in England for a generation. The first part came into force on 1 May 2026: Section 21 “no-fault” evictions ended, every tenancy became periodic, and councils got stronger powers and bigger fines. The next part — a national register of landlords — starts rolling out in December 2026, and London landlords must be on it by 14 October 2027.
The good news: the gas and electrical safety rules themselves haven’t changed. If your CP12 and EICR are in date, you are already doing the right thing. What has changed is how much it costs to get it wrong, and the fact that your certificates will soon have to be uploaded to a national register.
⚖️ What the Renters’ Rights Act Has Changed So Far
| Date | Change | What it means for safety |
|---|---|---|
| 1 May 2026 | Section 21 abolished; all tenancies periodic | A missing gas certificate no longer “just” blocks a Section 21 — the risk is now fines and enforcement instead |
| 1 May 2026 | Maximum civil penalties for certain housing offences up from £30,000 to £40,000 | Serious gas or electrical safety failures can cost far more than the work |
| Since Dec 2025 / May 2026 | Stronger council investigation powers; maximum rent repayment orders doubled | Councils can inspect and demand documents more easily; tenants can claim back more rent |
| 15 Dec 2026 – Nov 2027 | PRS Database rolls out region by region | Gas, electrical and EPC records must be uploaded for every property |
| Expected 2028 | Landlord Ombudsman membership becomes mandatory | Tenants get a free route to complain about repairs and safety |
Two further changes are planned but not yet dated: the Decent Homes Standard for private rentals (proposed for 2035 or 2037) and Awaab’s Law time limits for fixing hazards such as damp and mould. We’ll update this guide when dates are confirmed.
🗂️ The PRS Database: London Dates and What You’ll Need
Every landlord in England will have to register themselves and each property they let. Registration costs £65 per property per year, and the government has said the register will include each property’s gas safety record, electrical safety report and Energy Performance Certificate.
| London | Date |
|---|---|
| Registration opens | 15 July 2027 |
| Deadline to register | 14 October 2027 |
| Changes to keep up to date | Generally within 28 days |
| Penalty for not registering | Up to £7,000; up to £40,000 for repeated or continued breaches |
The exact upload rules are set by regulations and could still be adjusted, so check GOV.UK when London’s window opens. Dates for every region, the full list of what you’ll need and the penalties: PRS Database guide for London landlords.
🔥 Gas Safety (CP12): The Rules in 2026
Under the Gas Safety (Installation and Use) Regulations 1998 you must:
- Have every gas appliance, fitting and flue you provide checked every 12 months by a Gas Safe registered engineer
- Give existing tenants a copy of the gas safety record within 28 days of the check, and new tenants before they move in
- Keep each record for at least two years
- Keep gas appliances maintained in a safe condition between checks — an annual boiler service is the easiest way to show this
Renewing early: you can have the check carried out up to two months before the current record runs out and keep the original expiry date. That makes it easy to line up your CP12 with your EICR visit or your database registration.
⚡ Electrical Safety (EICR): The Rules in 2026
Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 you must:
- Have the fixed electrical installation inspected and tested by a qualified person at least every 5 years (sooner if the report says so)
- Give tenants a copy within 28 days, new tenants before they move in, and the council within 7 days if they ask
- Complete any remedial work for C1, C2 or FI items within 28 days (or sooner if the report says), then send written confirmation to the tenant and the council within 28 days of finishing
| Code | Meaning | What you must do |
|---|---|---|
| C1 | Danger present | Make safe immediately, then repair |
| C2 | Potentially dangerous | Repair within 28 days |
| FI | Further investigation needed | Investigate within 28 days |
| C3 | Improvement recommended | Not required, but worth planning |
Not sure what your codes mean? See EICR codes explained.
Councils can impose financial penalties for breaching the electrical regulations, and the Renters’ Rights Act has raised the ceiling for the most serious housing offences to £40,000.
🚨 Smoke Alarms, CO Alarms and PAT Testing
Under the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022 you must fit a smoke alarm on every storey used as living accommodation, and a carbon monoxide alarm in every room with a fixed combustion appliance such as a gas boiler or wood burner (gas cookers are excluded). Alarms must work on the first day of each tenancy, and you must repair or replace them when a tenant reports a fault. Read our alarm guide.
PAT testing isn’t a specific legal requirement for single lets, but you are responsible for the safety of any appliances you supply, and many HMO licences require it. A PAT certificate is the simplest proof you have checked them.
📝 Your 2026–2027 Compliance Checklist
- List every property with its CP12, EICR and EPC expiry dates.
- Book any CP12 due before autumn 2027 — use the two-month early window so you lose nothing.
- Check each EICR is under 5 years old and that any C1, C2 or FI items have written confirmation of the repair.
- Test the smoke and CO alarms at every property and replace any that are out of date.
- Make sure tenants have copies of the latest gas and electrical records.
- Put 15 July 2027 (London registration opens) and 14 October 2027 (deadline) in your diary.
🏆 How FE Maintenance Helps London Landlords
One Visit. Database-Ready Certificates.
We are Gas Safe registered and NICEIC qualified, so we carry out your gas safety check and EICR on the same day and you get both certificates that day — ready to give to tenants and upload to the database.
- Renewal reminders before each certificate is due, so nothing lapses before registration
- Free online client portal — every certificate stored in one place, with expiry alerts — ready for the PRS Database. See how it works
- Remedial electrical and gas work handled in-house, with the confirmation paperwork you need
- Letting agents and portfolios — portfolio rates available
We cover landlords across North, West and Central London, including Barnet, Finchley, Hampstead, Islington, Paddington, Maida Vale, Kensington and the City. See all landlord packages.
This guide is general information about the law in England as of October 2026, not legal advice. Dates and penalties come from the government’s Renters’ Rights Act implementation roadmap and may change as regulations are made.
Frequently Asked Questions
One Call. One Visit. Full Compliance.
Don't wait until renewal dates creep up on you. Get your certificates in order before the database opens, with Gas Safe and NICEIC qualified engineers — Gas Safe registered and NICEIC qualified.
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