The Renters' Rights Act 2025 goes live on 1 May 2026 — five weeks away. All fixed-term Assured Shorthold Tenancies automatically convert to periodic (rolling monthly) tenancies. Section 21 'no-fault' evictions are abolished. And landlords have until 31 May 2026 to serve a government-issued Information Sheet to every existing tenant or face fines of up to £7,000.
Most of the coverage focuses on tenancy mechanics. This guide covers the part that gets less attention: what the 1 May transition means for your EPC, and what you need to do right now.
For a full overview of the Act itself, see our Renters' Rights Act EPC guide.
What changes on 1 May 2026 (the short version)
Here's what actually happens at midnight on 1 May:
- Every fixed-term AST automatically converts to an Assured Periodic Tenancy (APT). No paperwork needed. It happens by law.
- Section 21 notices can no longer be served. From this date, possession must be sought under Section 8 grounds only.
- Any new tenancy agreement signed on or after 1 May must be periodic from the start — no more fixed terms in the private rented sector.
There's also a hard 31 May 2026 deadline: landlords with existing tenancies must serve the official GOV.UK Information Sheet to all affected tenants. Miss this and you risk a fine of up to £7,000 per property.
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. This has covered all tenancies (not just new ones) since 1 April 2023.
- Band C by 1 October 2030 — this deadline is set by separate legislation and is unaffected by the RRA.
- 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 on 1 May is not a "new letting" for MEES purposes. It does not reset your EPC clock, and it does not require you to commission a new EPC on that date.
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 — active since 27 December 2025 — 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. The penalty for letting without a valid EPC remains up to £5,000 per property.
Your 5-step EPC checklist before 1 May
Work through these now. The conversion happens 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 E, you're compliant today but not for long. The EPC C deadline is 1 October 2030 — that's four years to plan and execute upgrades.
Step 3: Download and serve the official Information Sheet
The GOV.UK Renters' Rights Act Information Sheet was published on 20 March 2026. Landlords with existing tenancies where a fixed term was running as of 1 May must serve this document to all affected tenants.
Deadline: 31 May 2026. Failure to serve: fine up to £7,000.
You can serve it now — early delivery is encouraged. 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 2030 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 Band C 2030 deadline under periodic tenancy
The 2030 deadline hasn't moved. But the periodic tenancy regime changes the practical reality of hitting it.
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. Use the £10,000 cost cap framework to understand your maximum liability per property, and check whether your properties qualify for ECO4 grants before the scheme closes in December 2026.
Frequently asked questions
Does the tenancy conversion on 1 May 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 when the tenancy converts?
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 on 1 May.
Can I serve the RRA Information Sheet before 1 May?
Yes. GOV.UK confirmed that early service is permitted. You don't need to wait for the 1 May date — serving it now ticks the box and removes the risk of missing the 31 May deadline.
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.