The Renters' Rights Act 2025 took effect on 1 May 2026. All fixed-term Assured Shorthold Tenancies converted to periodic (rolling monthly) tenancies. Section 21 'no-fault' evictions went. Landlords had until 31 May 2026 to serve a government-issued Information Sheet to every existing tenant, with fines of up to £7,000 for failing to do so.
Most of the coverage focused on tenancy mechanics. This guide covers the part that got less attention: what the transition means for your EPC, and what you need to do now.
For a full overview of the Act itself, see our Renters' Rights Act EPC guide.
What changed on 1 May 2026 (the short version)
Here's what happened:
- Every fixed-term AST converted to an Assured Periodic Tenancy (APT). No paperwork needed. It happened by law.
- Section 21 notices can no longer be served. Possession must be sought under Section 8 grounds only.
- Any new tenancy agreement signed since must be periodic from the start, no more fixed terms in the private rented sector.
There was also a hard 31 May 2026 deadline: landlords with existing tenancies had to serve the official GOV.UK Information Sheet to all affected tenants. If you never served it, do it now, because the fine of up to £7,000 per property still bites.
None of this directly changes your EPC obligations, but it changes the context in which those obligations operate.
What does NOT change: your EPC obligations stay the same
The Renters' Rights Act is tenancy law reform. It does not amend the Minimum Energy Efficiency Standards (MEES) Regulations.
Your EPC obligations remain exactly as they were:
- Band E minimum applies to all privately rented properties in England and Wales. This has covered all tenancies (not just new ones) since 1 April 2020. Bands D and E are legal to let; only F and G are barred without a registered exemption.
- A proposed band C standard from 1 October 2030, which would come from an amendment to the MEES regulations, not from the RRA. It is a government proposal and no statutory instrument has been laid, so it is not yet a legal deadline.
- EPC must be valid (within 10 years), there is no grace period if your EPC expires mid-tenancy.
The conversion of your AST to a periodic tenancy was not a "new letting" for MEES purposes. It did not reset your EPC clock, and it did not require you to commission a new EPC.
What does change: the enforcement route
Under the old regime, Section 21 notices could only be validly served if the landlord had given the tenant a valid EPC. With S21 abolished, this enforcement lever disappears.
But that doesn't mean EPC enforcement weakens. The Renters' Rights Act gives local councils new investigatory powers to inspect rental properties, demand compliance documents, and access third-party data. Councils no longer need to wait for a possession dispute to audit your EPC.
The mechanism shifted. Your obligation didn't. MEES civil penalties run to a maximum of £5,000 in total per property, across all breaches combined.
Your 5-step EPC checklist
Work through these now. The tenancy conversion happened automatically, your EPC admin doesn't.
Step 1: Check your EPC is still valid
Log in to epcregister.com or use our EPC rating checker to find your current EPC and its expiry date. EPCs are valid for 10 years.
If your EPC expires in 2026 or 2027, book a new assessment now. Under periodic tenancy, there's no natural "tenancy renewal" moment to use as a trigger. You need to manage expiry proactively.
If your EPC has already expired and you're continuing to let: you're currently in breach. Get a new assessment immediately.
Step 2: Confirm your rating is Band E or above
If your property is currently rated F or G, you cannot legally let it. You must commission qualifying improvements before the tenancy continues. See our guide to EPC fines and non-compliance penalties for the full enforcement picture.
If you're Band D or E, you're compliant today. The proposed band C standard for 1 October 2030 is not law yet, but if it lands you have around four years to plan and execute upgrades, so it is worth costing now.
Step 3: Check you served the official Information Sheet
Landlords with existing tenancies where a fixed term was running as of 1 May 2026 had to serve the GOV.UK Renters' Rights Act Information Sheet to all affected tenants.
Deadline was 31 May 2026. Failure to serve: fine up to £7,000.
If you missed it, serve it now and keep the evidence. If you use a letting agent, they can serve it on your behalf.
Step 4: File all compliance documents together
Local councils have live investigatory powers. They can demand your EPC, gas safety certificate, and EICR at any point. The days of keeping these scattered across email threads are over.
Create a compliance folder, digital or physical, for each property containing:
- Current EPC (with rating and expiry date)
- Gas Safety Certificate (if applicable)
- Electrical Installation Condition Report (EICR)
- Deposit protection certificate
- Right to Rent check records
Step 5: Start your band C plan now
This is the step most landlords are deferring, and it's the one that deserves immediate attention.
Under the old fixed-term model, many landlords planned upgrades around tenancy breaks: "I'll do the work when this tenancy ends." Under periodic tenancy, there are no natural breaks. A tenant can stay for 10 years on a rolling monthly agreement. Your upgrade has to happen within the tenancy, not between them.
If you're currently Band D, a relatively modest set of improvements can get you to C. If you're Band E, the gap is wider. Either way, getting a retrofit assessment done now, while there's still time to phase works and access grants, is the right move.
The proposed band C standard under periodic tenancy
The proposed 2030 date has not moved since the government's January 2026 response, though it still needs legislation. The periodic tenancy regime changes the practical reality of hitting any upgrade target.
Old approach: Fixed-term ends → void period → commission works → new tenancy with updated EPC.
New approach: There may never be a void. Upgrades need to happen while the tenant is in residence. This requires better planning, earlier engagement with contractors, and potentially negotiating works around a sitting tenant.
Start scoping now. The cost cap in force is £3,500 including VAT; the proposed £10,000 cap would apply only if the reforms become law, so use both figures when you model your maximum liability per property. Check too whether your properties qualify for ECO4 grants before the scheme closes in December 2026.
Frequently asked questions
Did the tenancy conversion count as a new letting for EPC purposes?
No. The statutory conversion of ASTs to Assured Periodic Tenancies is not treated as a new letting or a new tenancy agreement under MEES. Your existing EPC obligation is unaffected.
Do I need to re-serve my EPC to tenants after the tenancy converted?
Only if the EPC was never served to this tenant originally, or if it has since expired and you've commissioned a new one. A valid, previously-served EPC does not need to be re-served.
I never served the RRA Information Sheet. What now?
Serve it as soon as you can and keep proof. The 31 May 2026 deadline has passed, so you are exposed to a penalty of up to £7,000, but serving late is better than not serving at all.
What if my EPC expired during the tenancy?
You need a new EPC immediately. An expired EPC during a continuing tenancy means you're in breach of your obligation to hold a valid certificate. Commission a new assessment as soon as possible.
My tenant has been in the property for several years, do I still need to serve the Information Sheet?
Yes. The requirement applies to all existing tenancies where a fixed-term was running on 1 May 2026, regardless of how long the tenant has been in situ.
The Renters' Rights Act is a significant reform, but it's not an EPC event. Your compliance obligations on EPC are unchanged. What changes is the enforcement environment (stronger council powers) and the planning horizon (no more tenancy breaks to hang upgrades on). Act on both now.
Ready to check where your properties stand? Look up your current EPC rating or use our property cost estimator to see what Band C upgrades will cost.