The landlord rulebook shifted around tenancy reform while the deposit framework kept its fundamentals: protect within 30 days, serve prescribed information, return within 10 days of tenancy end. This page separates the changed from the stable.
What did NOT change (the deposit fundamentals)
Three duties carry forward: protect the deposit in an authorised scheme within 30 days of receipt; give the tenant the prescribed information; return the deposit within 10 days of the tenancy ending (subject to agreed deductions). The 1-3x compensation penalty for breach (ss.214-215) remains the enforcement engine - this site's calculator does that arithmetic.,
Landlord compliance calendar for 2026
Annual: gas safety. 5-yearly: electrical (EICR). Each tenancy start: How to Rent guide served, EPC valid (min rating), smoke alarms each storey tested. Deposit: protected within 30 days + PI served (keep proof). Under the reform: grounds-based possession evidence (the 10-day deposit return duty matters MORE now - deposit breaches undermine possession strategy).,
Questions this page answers
What are the new rules for landlords in 2026?
The big shift is the tenancy-reform transition to periodic tenancies with abolition of fixed-term ASTs and s.21 no-fault notices per the implemented timetable - VERIFY the live timetable on GOV.UK at the time you act, as commencement windows roll out. Deposit duties continue under Housing Act 2004 ss.213-215 unchanged: protect within 30 days, serve the prescribed information, return within 10 days of the end.
What are the new rules for landlords in Scotland?
Scotland's framework diverged long ago (open-ended tenancies, different tribunal system, different deposit rules since 2012 with no s.21 equivalent). Scottish landlords should rely on Scottish-specific guidance - this site covers England and Wales rules primarily.
What are new rules for landlords and tenants?
For tenants: more security (periodic tenancies end by notice or possession grounds, not landlord whim) plus the deposit rights already in force. For landlords: possession requires grounds (with evidence), rent-increase mechanics change, and deposit/compensation enforcement remains the tenant-favouring regime it has been.
What to do if landlords are taking longer than 10 days to give deposit back?
That's a breach: first the scheme's dispute/repayment process (custodial schemes pay the tenant unless the landlord objects), then a claim - unprotected or unreturned deposits can yield 1-3x compensation. Start with the written request citing the 10-day duty.
What are the new tenancy agreement rules for 2026?
Tenancies become periodic by default under the reform; existing fixed terms transition on their timetable. Model agreements update accordingly - check the current GOV.UK model contract version rather than downloading an old template.