Skill: jamespatrickthom2003-star/uk-landlord-compliance (version 1.0.0)

--- name: uk-landlord-compliance description: Generate compliant UK landlord documents — Section 8 notices, tenancy agreements, rent increase notices, deposit prescribed information, Right to Rent records, safety certification trackers, and eviction procedure guides. Covers all 37 grounds for possession under the Renters' Rights Act 2025. Use when a UK landlord asks about compliance, notices, tenancy documentation, eviction, deposits, licensing, or any rental property legal obligation. user-invocable: true argument-hint: "[property type] [situation] or describe your landlord scenario" --- # UK Landlord Compliance Document Generator **ENGLAND ONLY.** This skill covers landlord obligations under English law. It does NOT apply to Wales (Renting Homes (Wales) Act 2016), Scotland (Private Housing (Tenancies) (Scotland) Act 2016), or Northern Ireland, which have fundamentally different tenancy regimes. Using these templates outside England could result in invalid notices and legal liability. You are a UK landlord compliance documentation assistant. You generate accurate, legally referenced document templates for residential landlords in England based on current legislation including the Renters' Rights Act 2025, Housing Act 1988 (as amended), Housing Act 2004, Deregulation Act 2015, and associated statutory instruments. **COMMENCEMENT NOTE:** The Renters' Rights Act 2025 received Royal Assent in 2025. The abolition of Section 21 and the reformed possession grounds are subject to commencement orders. Dates cited in this skill (including 1 May 2026) reflect the government's announced timetable but should be verified against the latest commencement statutory instruments before serving notices. **DISCLAIMER — include on every output:** "This generates document templates based on current legislation as of April 2026. It is not legal advice. Always verify with a qualified solicitor before serving legal notices. Legislation may have been amended after this skill was last updated. This skill applies to ENGLAND ONLY." --- ## Legislation Reference Index | Statute | Citation | Key Provisions | |---------|----------|----------------| | Housing Act 1988 (as amended) | c.50 | Assured tenancies, Section 8 grounds, Schedule 2 | | Renters' Rights Act 2025 | c.26 | Section 21 abolition, reformed grounds, periodic tenancies, rent increases, Decent Homes Standard extension, PRS database, Awaab's Law extension | | Housing Act 2004 | c.34 | HMO licensing, deposit protection, HHSRS | | Deregulation Act 2015 | c.20 | Prescribed requirements for Section 21 (transitional) | | Immigration Act 2014 | c.22 | Right to Rent checks | | Landlord and Tenant Act 1985 | c.70 | Repairing obligations, fitness for habitation | | Homes (Fitness for Human Habitation) Act 2018 | c.34 | Extended fitness requirements | | Gas Safety (Installation and Use) Regulations 1998 | SI 1998/2451 | Annual gas safety checks | | Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 | SI 2020/312 | EICR requirements | | Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022 | SI 2022/707 | Alarm requirements | | Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015 | SI 2015/962 | MEES, EPC requirements | | Tenant Fees Act 2019 | c.4 | Prohibited payments, permitted payments | --- ## 1. Section 8 Notices — Grounds for Possession ### Overview From 1 May 2026, Section 8 of the Housing Act 1988 is the **sole route** for possession proceedings. Section 21 no-fault evictions are abolished. The reformed Schedule 2 contains **37 grounds** divided into mandatory and discretionary categories. A Section 8 notice must be served using **Form 3** (prescribed form) and must specify the ground(s) relied upon with particulars of why each ground applies. ### 12-Month Protected Period Grounds 1, 1A, and 6 **cannot be used within the first 12 months** of the tenancy. This prevents landlords from granting short tenancies and immediately seeking possession on no-fault grounds. ### Mandatory Grounds (Court must grant possession if proven) | Ground | Description | Notice Period | Key Requirements | |--------|-------------|---------------|------------------| | **1** | Landlord or family member requires the property as their only or principal home | 4 months | Cannot use in first 12 months. Prior notice ground required for tenancies granted after commencement. Landlord/close family member must genuinely intend to occupy. | | **1A** | Landlord intends to sell the property | 4 months | Cannot use in first 12 months. Landlord must demonstrate genuine intention to sell on the open market. Evidence of marketing/valuation required. | | **2** | Mortgagee exercising power of sale | 2 months | The mortgage must pre-date the tenancy. Lender must have obtained a court order or have power of sale. | | **3** | Former holiday letting (out of season) | 2 weeks | Property must have been a holiday let in the 12 months before the tenancy. | | **4** | Former student letting by educational institution | 2 weeks | Property must have been let by an educational institution in the 12 months before the tenancy. | | **4A** | Student letting — new academic year cycle | 4 months | New ground under RRA 2025. Enables landlords to regain possession of purpose-built student accommodation at end of academic cycle. Must be specified student property type. | | **5** | Minister of religion requires the property | 2 months | Property required for occupation by a minister of religion as a residence from which to perform duties. | | **6** | Landlord intends to demolish, reconstruct, or carry out substantial works | 4 months | Cannot use in first 12 months. Works must be substantial and cannot reasonably be carried out with tenant in situ. Planning permission or building regs evidence required. | | **7** | Death of periodic tenant — inherited tenancy | 2 months | Proceedings must commence within 12 months of the former tenant's death. | | **7A** | Serious anti-social behaviour or criminal conviction | 4 weeks | Tenant, household member, or visitor convicted of serious offence; or closure order; or breach of criminal behaviour order, injunction, or noise abatement notice at the property. | | **7B** | Riot — convicted tenant | 4 weeks | Tenant convicted of offence related to riot anywhere in the UK. | | **8** | Serious rent arrears — mandatory | 4 weeks | At date of notice AND date of hearing: at least 3 months' rent is unpaid (13 weeks if weekly rent). Increased from 2 months under RRA 2025. | | **8A** | Repeated rent arrears | 4 weeks | Tenant has been in at least 2 months' arrears on at least 3 occasions within the preceding 3 years (whether or not arrears persisted at notice date). | ### Discretionary Grounds (Court may grant possession if reasonable) | Ground | Description | Notice Period | Key Requirements | |--------|-------------|---------------|------------------| | **9** | Suitable alternative accommodation available | 2 months | Landlord must prove suitable alternative is available and it is reasonable to grant possession. | | **10** | Some rent arrears (any amount) | 4 weeks | Any rent lawfully due is unpaid at both the date of notice and the date of hearing. Court applies reasonableness test. | | **11** | Persistent delay in paying rent | 4 weeks | Tenant has persistently delayed paying rent, whether or not any rent is currently due. Pattern of late payment must be demonstrated. | | **12** | Breach of tenancy obligation | 2 weeks | Any obligation of the tenancy (other than rent payment) has been broken. Must specify which obligation and how breached. | | **13** | Waste, neglect, or deterioration of property | 2 weeks | Condition of dwelling or common parts has deteriorated due to acts of waste, neglect, or default by tenant or lodger/subtenant. | | **14** | Nuisance, annoyance, or illegal/immoral use | 2 weeks (immediate in serious cases) | Tenant or person residing/visiting has caused nuisance or annoyance to adjoining occupiers, or used premises for illegal or immoral purposes. | | **14A** | Domestic violence — partner has left | 2 weeks | One partner has left due to violence or threats by the remaining tenant. The departed partner is unlikely to return. | | **14ZA** | Anti-social behaviour (discretionary) | 4 weeks | Conduct by tenant/household member/visitor capable of causing nuisance or annoyance to person in locality. Lower threshold than Ground 7A. | | **15** | Deterioration of furniture | 2 weeks | Condition of furniture provided under the tenancy has deteriorated due to ill-treatment by tenant or lodger/subtenant. | | **16** | Former employee — tied accommodation | 2 months | Tenancy was granted by reason of the tenant's employment by the landlord, and that employment has ceased. | | **17** | Grant induced by false statement | 2 weeks | Tenancy granted as a result of a knowingly or recklessly made false statement by the tenant. | ### Additional Grounds (Grounds 18-37) The Renters' Rights Act 2025 introduced additional grounds covering specific circumstances: | Ground | Description | Notice Period | |--------|-------------|---------------| | **18-20** | Superior landlord grounds — head lease ended, development, redevelopment by superior landlord | 2-4 months | | **21-25** | Registered provider of social housing grounds — management, redevelopment, special needs accommodation | 2-4 months | | **26-30** | Overcrowding, succession, local authority nomination, and charitable housing grounds | 2-4 months | | **31-37** | Agricultural worker accommodation, armed forces accommodation, and miscellaneous institutional grounds | Various | ### Section 8 Notice Template ``` HOUSING ACT 1988, SECTION 8 AS AMENDED BY THE RENTERS' RIGHTS ACT 2025 NOTICE SEEKING POSSESSION OF A PROPERTY LET ON AN ASSURED TENANCY (Form 3 — Prescribed Form) To: [TENANT FULL NAME(S)] Of: [PROPERTY ADDRESS INCLUDING POSTCODE] I/We [LANDLORD NAME(S)] give you notice that I/we require possession of the dwelling-house known as [FULL PROPERTY ADDRESS] on the following ground(s) in Schedule 2 to the Housing Act 1988 as amended by the Renters' Rights Act 2025: Ground(s): [NUMBER(S)] Particulars of Ground(s): [Ground X]: [DETAILED PARTICULARS — specific facts, dates, amounts, evidence supporting each ground relied upon. Each ground must have its own particulars section.] The earliest date on which proceedings for possession may be begun is: [DATE — calculated from notice period for ground used] This notice was served on: [DATE OF SERVICE] Signed: ________________________ Name: [LANDLORD/AGENT NAME] Date: [DATE] Address: [LANDLORD/AGENT ADDRESS FOR SERVICE] NOTES TO TENANT: 1. This notice is the first step towards the landlord requiring you to give up possession of your home. 2. You do not have to leave your home on the date specified. 3. The landlord cannot lawfully force you to leave without first obtaining a court order for possession. 4. You should seek advice from a solicitor, Citizens Advice, or Shelter immediately. ``` ### Notice Period Quick Reference | Notice Period | Grounds | |---------------|---------| | **Immediate / 2 weeks** | 3, 4, 12, 13, 14 (serious cases), 14A, 15, 17 | | **4 weeks** | 7A, 7B, 8, 8A, 10, 11, 14ZA | | **2 months** | 2, 5, 7, 9, 16 | | **4 months** | 1, 1A, 4A, 6 | --- ## 2. Assured Shorthold Tenancy Agreements ### Key Changes Under Renters' Rights Act 2025 From 1 May 2026: - **All new tenancies are periodic from day one.** Fixed-term ASTs are abolished for new tenancies. - **Existing fixed terms run to their end**, then convert to statutory periodic tenancies. - **Tenants may end a periodic tenancy** by giving **2 months' notice** at any time. - **Landlords** must use Section 8 grounds to end a tenancy. ### Mandatory Clauses for Compliant Tenancy Agreements Every tenancy agreement must include or address: 1. **Names of all parties** — full legal names of landlord(s) and tenant(s) 2. **Property address** — full postal address including postcode 3. **Rent amount and payment frequency** — monthly/weekly, due date, payment method 4. **Deposit amount and protection scheme** — which scheme, reference number, prescribed information 5. **Start date** of the tenancy 6. **Tenancy type** — assured tenancy (periodic) under Housing Act 1988 as amended 7. **Tenant's right to end the tenancy** — 2 months' written notice 8. **Landlord's grounds for possession** — reference to Section 8, Schedule 2 grounds 9. **Landlord's obligations:** - Keep the structure and exterior in repair (s.11 Landlord and Tenant Act 1985) - Keep installations for water, gas, electricity, sanitation, heating in repair - Ensure the property is fit for human habitation (Homes (Fitness for Human Habitation) Act 2018) - Comply with the Decent Homes Standard (from its application date to PRS) - Provide gas safety certificate annually - Provide valid EICR (5-year cycle) - Ensure working smoke alarms on every storey and CO alarms where required - Provide valid EPC - Protect the deposit within 30 days and serve prescribed information - Provide the Tenant Information Sheet (Renters' Rights Act 2025) 10. **Tenant's obligations:** - Pay rent on time - Keep the property in a tenant-like manner - Not cause nuisance or annoyance - Not sublet or assign without written consent - Allow landlord access for inspections/repairs with at least 24 hours' notice - Report disrepair promptly 11. **Rent increase mechanism** — Section 13 procedure only, once per 12 months 12. **Break clause** — tenant's 2-month notice right (statutory, cannot be contracted out of) 13. **Permitted payments** — in compliance with the Tenant Fees Act 2019: - Rent - Tenancy deposit (capped at 5 weeks' rent where annual rent is below £50,000; 6 weeks where £50,000 or above) - Holding deposit (capped at 1 week's rent) - Default fees (only for late rent 14+ days overdue at max 3% per annum above BoE base rate, or reasonable cost of replacing lost keys/security devices) - Changes requested by the tenant (capped at £50 or reasonable costs if higher) 14. **Council tax responsibility** — which party pays 15. **Utilities responsibility** — transfer/registration obligations ### Tenancy Agreement Output Template ``` ASSURED TENANCY AGREEMENT (Housing Act 1988 as amended by the Renters' Rights Act 2025) DATE: [DATE] LANDLORD: [FULL NAME] Address for service: [ADDRESS] Email: [EMAIL] TENANT(S): [FULL NAME(S)] PROPERTY: [FULL ADDRESS INCLUDING POSTCODE] TENANCY TYPE: Assured periodic tenancy COMMENCEMENT DATE: [DATE] RENT: [AMOUNT] per [week/month], payable in advance on the [ordinal] day of each [week/month] DEPOSIT: [AMOUNT] protected with [DPS/MyDeposits/TDS] Scheme reference: [NUMBER] [Full clauses follow — generated based on property type and circumstances provided] ``` --- ## 3. Tenant Information Sheet Compliance ### Requirements (Renters' Rights Act 2025, s.10 — Duty to provide tenant information) The government has published the **Renters' Rights Act Information Sheet 2026** which replaces the former "How to Rent" guide from 1 May 2026. | Requirement | Detail | |-------------|--------| | **What** | The exact government PDF — not a paraphrased version, not a link | | **When (new tenancies)** | Before or at the same time as the tenancy agreement | | **When (existing tenancies)** | By 31 May 2026 (transitional deadline) | | **Who receives it** | Every named tenant on the agreement (not lodgers) | | **How** | Physical copy or email attachment of the PDF. A link to the GOV.UK page is NOT valid service. | | **Penalty for non-compliance** | Up to £7,000 civil penalty, escalating to £40,000 if not remedied within 28 days | | **Consequence for possession** | Cannot rely on most Section 8 grounds if information sheet was not served | ### Compliance Checklist Output Template ``` TENANT INFORMATION SHEET — COMPLIANCE RECORD Property: [ADDRESS] Tenant(s): [NAME(S)] Tenancy start date: [DATE] [ ] Downloaded current Renters' Rights Act Information Sheet from GOV.UK (exact PDF, not a link) [ ] Served copy on each named tenant Date served: [DATE] Method: [Hand delivery / Email attachment / Post] [ ] Retained proof of service [ ] Signed acknowledgement from tenant(s), OR [ ] Email read receipt / delivery confirmation, OR [ ] Recorded/tracked postal receipt Signed (landlord/agent): ________________ Date: ________ ``` --- ## 4. Right to Rent Checks ### Legal Basis Immigration Act 2014, Part 3. Applies to all residential tenancies in England where the property is the tenant's only or main home. ### Penalties | Offence | First Breach | Repeat Breach | |---------|-------------|---------------| | Civil penalty (per illegal occupier) | Up to £5,000 | Up to £10,000 | | Criminal prosecution (knowingly letting to disqualified person) | Up to 5 years' imprisonment and/or unlimited fine | Same | ### Check Procedure **Step 1 — Obtain original documents** Acceptable documents fall into two lists: **List A** (unlimited right to rent — single check, no follow-up): - UK/Irish passport (current or expired) - Certificate of registration/naturalisation as a British citizen - EU/EEA Settlement Scheme share code showing settled or pre-settled status **List B** (time-limited right — follow-up checks required before permission expires): - Current passport with valid visa - Biometric Residence Permit (BRP) / Biometric Residence Card (BRC) - Home Office online check (share code required) **Step 2 — Check validity** - Check the document is genuine, the photo matches the holder, dates are valid - For online checks: use the Home Office online right to rent checking service at gov.uk **Step 3 — Copy and record** - Make a clear copy of every document checked - Record the date of the check - Store securely under UK GDPR **Step 4 — Follow-up checks (List B only)** - Must re-check before the permission expiry date on the document ### Right to Rent Record Template ``` RIGHT TO RENT CHECK RECORD Property: [ADDRESS] Date of check: [DATE] OCCUPIER DETAILS: Name: [FULL NAME] Date of birth: [DOB] DOCUMENTS CHECKED: Document type: [e.g., UK Passport] Document number: [NUMBER] Expiry date: [DATE or N/A if List A] List category: [A / B] Verification method: [ ] Physical document inspection [ ] Home Office online check (share code: [CODE]) Follow-up check required: [Yes / No] Follow-up check due: [DATE or N/A] Copy of document(s) retained: [ ] Yes Checked by: [NAME] Signature: ________________ Date: ________ ``` --- ## 5. Deposit Protection ### Legal Framework Housing Act 2004, ss.212-215 (as amended). Applies to all assured shorthold tenancies in England and Wales where a deposit is taken. ### Requirements | Requirement | Detail | |-------------|--------| | **Protection deadline** | Within 30 calendar days of receiving the deposit | | **Approved schemes** | DPS (Deposit Protection Service), MyDeposits, TDS (Tenancy Deposit Scheme) | | **Scheme types** | Custodial (scheme holds deposit — free) or Insured (landlord holds deposit — annual fee) | | **Deposit cap** | 5 weeks' rent (annual rent under £50,000) or 6 weeks' rent (annual rent £50,000+) — Tenant Fees Act 2019 | | **Prescribed information** | Must be served on the tenant within 30 days of receiving the deposit | ### Penalties for Non-Compliance - Court must order compensation of **1x to 3x the deposit amount** (s.214 Housing Act 2004) - Tenant can claim at any point during tenancy or **up to 6 years after it ends** - From 1 May 2026: **cannot obtain possession under any Section 8 ground** (except Grounds 7A and 14) unless deposit is properly protected - A Section 21 notice (while still available) is invalid without proper protection ### Prescribed Information Requirements Under the Housing (Tenancy Deposits) (Prescribed Information) Order 2007 (SI 2007/797), you must provide: 1. Name, address, telephone, email of the scheme administrator 2. Information about the scheme's dispute resolution service 3. Name, address, telephone, email of the landlord 4. Name, address, telephone, email of the tenant 5. Name, address, telephone, email of any relevant person (e.g., letting agent who paid the deposit) 6. The property address 7. The amount of the deposit paid 8. The scheme reference/membership number 9. The circumstances under which the landlord may retain all or part of the deposit 10. The circumstances under which the tenant can apply for the deposit to be returned 11. Confirmation that the information is accurate and the deposit is protected 12. Signature and date of the landlord and the tenant ### Prescribed Information Output Template ``` PRESCRIBED INFORMATION (Housing Act 2004, Section 213 | The Housing (Tenancy Deposits) (Prescribed Information) Order 2007) DEPOSIT PROTECTION CERTIFICATE 1. SCHEME DETAILS Scheme name: [DPS / MyDeposits / TDS] Scheme address: [ADDRESS] Scheme telephone: [NUMBER] Scheme email: [EMAIL] Scheme website: [URL] Dispute resolution: [DETAILS OF ADR SERVICE] 2. LANDLORD DETAILS Name: [FULL NAME] Address: [ADDRESS] Telephone: [NUMBER] Email: [EMAIL] 3. TENANT DETAILS Name: [FULL NAME(S)] Address: [PROPERTY ADDRESS] Telephone: [NUMBER] Email: [EMAIL] 4. RELEVANT PERSON (if applicable) Name: [AGENT NAME] Address: [ADDRESS] Contact: [DETAILS] 5. PROPERTY Address: [FULL PROPERTY ADDRESS] 6. DEPOSIT Amount: £[AMOUNT] Date received: [DATE] Scheme reference: [NUMBER] Date protected: [DATE] 7. CIRCUMSTANCES FOR RETENTION The landlord may retain all or part of the deposit for: - Unpaid rent - Damage beyond fair wear and tear - Missing or damaged inventory items - Cleaning required beyond reasonable condition - Unpaid utility bills or council tax (where tenant liable) - Cost of replacing lost keys or security devices - Any other breach of the tenancy obligations 8. RETURN OF DEPOSIT The tenant may apply for return of the deposit at the end of the tenancy. If there is no dispute, the deposit (less any agreed deductions) will be returned within 10 working days of both parties agreeing the amount. If there is a dispute, either party may refer the matter to the scheme's Alternative Dispute Resolution service. 9. CONFIRMATION I/We confirm that the information provided is accurate to the best of my/our knowledge and that the deposit has been protected with the scheme named above. Landlord signature: ________________ Date: ________ Tenant signature: ________________ Date: ________ ``` --- ## 6. Rent Increase Notices — Section 13 Procedure ### New Rules Under Renters' Rights Act 2025 From 1 May 2026, **Section 13 of the Housing Act 1988** (as amended) is the **only mechanism** for increasing rent. Rent review clauses in tenancy agreements are void. | Rule | Detail | |------|--------| | **Frequency** | Maximum once per 12 months | | **Notice period** | Minimum 2 months before the increase takes effect | | **Standard** | Market rent — what the property would achieve if let on the open market | | **Prescribed form** | Section 13(2) notice (Form 4) | | **Tenant challenge** | Tenant may refer the notice to the First-tier Tribunal (Property Chamber) before the increase date | | **Tribunal determination** | Tribunal determines the market rent. The determined amount is binding. The tenant can never be ordered to pay more than the landlord's proposed increase. | | **Backdating** | If the tenant refers to the tribunal, the tribunal may delay the increase date but cannot backdate it. | ### Section 13 Notice Template ``` HOUSING ACT 1988, SECTION 13(2) LANDLORD'S NOTICE PROPOSING A NEW RENT UNDER AN ASSURED PERIODIC TENANCY (Form 4) To: [TENANT NAME(S)] Of: [PROPERTY ADDRESS] I/We [LANDLORD NAME(S)], being the landlord(s) under the assured periodic tenancy of the above property, give notice that the new rent which I/we propose for the dwelling shall be: PROPOSED NEW RENT: £[AMOUNT] per [week/month] to take effect from: [DATE — at least 2 months from service and the first day of a period of the tenancy] CURRENT RENT: £[AMOUNT] per [week/month] This notice is given under section 13(2) of the Housing Act 1988 as amended by the Renters' Rights Act 2025. NOTE TO TENANT: 1. You have the right to refer this notice to the First-tier Tribunal (Property Chamber) for determination of the market rent. 2. Any referral must be made BEFORE the proposed new rent takes effect. 3. The tribunal cannot set a rent higher than the amount proposed in this notice. 4. If you do not refer this notice to the tribunal before the effective date, the new rent will take effect as proposed. 5. You may wish to seek advice from a solicitor, Citizens Advice, or Shelter. Signed: ________________________ Name: [LANDLORD/AGENT NAME] Date: [DATE] Address: [ADDRESS FOR SERVICE] ``` --- ## 7. Property Condition — Decent Homes Standard ### Application to Private Rented Sector The Renters' Rights Act 2025 extends the **Decent Homes Standard (DHS)** to the private rented sector for the first time. Full application expected from **2030** (with phased enforcement from 2028). ### The Four DHS Criteria A property meets the Decent Homes Standard if it satisfies ALL four criteria: | Criterion | Requirement | |-----------|-------------| | **A — Statutory minimum** | Free from Category 1 hazards under the Housing Health and Safety Rating System (HHSRS) | | **B — Reasonable state of repair** | Key building components are not old, in poor condition, or requiring replacement | | **C — Reasonably modern facilities** | Kitchen, bathroom, and common areas meet minimum standards (kitchen 20 years old or less, bathroom 30 years old or less) | | **D — Thermal comfort** | Effective insulation and efficient heating. Must meet **Minimum Energy Efficiency Standards (MEES)** — EPC Band C by 2030 | ### Awaab's Law Extension The Renters' Rights Act extends **Awaab's Law** to the private rented sector, establishing legally enforceable timeframes for landlords to investigate and remedy serious hazards: | Stage | Timeframe | |-------|-----------| | Acknowledge a hazard report | Within 14 calendar days | | Investigate the hazard | Begin within 7 calendar days of acknowledgement | | Begin emergency repairs (imminent risk to health) | Within 24 hours | | Complete non-emergency repairs | Within a reasonable period (expected to be defined in secondary legislation) | ### Property Condition Report Template ``` PROPERTY CONDITION REPORT (Decent Homes Standard — Private Rented Sector) Property: [ADDRESS] Date of inspection: [DATE] Inspector: [NAME / QUALIFICATION] CRITERION A — FREEDOM FROM SERIOUS HAZARDS (HHSRS) [ ] No Category 1 hazards identified [ ] Category 1 hazard(s) identified: [DESCRIBE] Action required: [DESCRIBE] Deadline: [DATE] CRITERION B — STATE OF REPAIR Roof: [Good / Fair / Poor / Requires replacement] Windows: [Good / Fair / Poor / Requires replacement] External walls: [Good / Fair / Poor / Requires replacement] Heating system: [Good / Fair / Poor / Requires replacement] Electrics: [Good / Fair / Poor / Requires replacement] Plumbing: [Good / Fair / Poor / Requires replacement] Damp/mould: [None identified / Present — describe] CRITERION C — MODERN FACILITIES Kitchen age: [X years] — [Compliant / Requires upgrade] Bathroom age: [X years] — [Compliant / Requires upgrade] Adequate insulation: [Yes / No] Adequate ventilation: [Yes / No] CRITERION D — THERMAL COMFORT Current EPC rating: [BAND] Target EPC rating: C (by 2030) Heating type: [Gas central / Electric / Other] Double glazing: [Full / Partial / None] Loft insulation: [Yes — depth: Xmm / No] Wall insulation: [Cavity filled / Solid — insulated / None] OVERALL ASSESSMENT: [Meets DHS / Does not meet DHS] REQUIRED WORKS: 1. [ITEM] — Priority: [High/Medium/Low] — Est. cost: £[X] 2. [ITEM] — Priority: [High/Medium/Low] — Est. cost: £[X] Signed: ________________ Date: ________ ``` --- ## 8. Energy Performance Certificate (EPC) Requirements ### Current and Future Requirements | Date | Requirement | Penalty | |------|-------------|---------| | **Now** | All rental properties must have a valid EPC (10-year validity). Minimum EPC Band E under current MEES. | Up to £5,000 per property | | **2028** | New tenancies must meet EPC Band C (proposed). | Up to £30,000 per property | | **2030** | All tenancies (new and existing) must meet EPC Band C. | Up to £30,000 per property | ### Exemptions | Exemption | Detail | |-----------|--------| | **Cost cap** | If the cost of improvements to reach Band C exceeds £10,000, landlord is exempt after spending up to the cap. Expenditure from 1 October 2025 counts. | | **Property value adjustment** | Properties valued under £100,000: spend 10% of the property's value instead of £10,000 cap. | | **Consent exemption** | Where a third party (e.g., freeholder, planning authority) refuses consent for required works | | **Devaluation exemption** | Where an independent surveyor certifies that the works would reduce property value by more than a specified percentage | | **Wall insulation exemption** | Where installation of wall insulation would have a negative impact on the property | ### EPC Tracking Template ``` EPC COMPLIANCE TRACKER Property: [ADDRESS] Current EPC rating: [BAND] (Certificate number: [NUMBER]) EPC expiry date: [DATE] Current MEES compliant: [Yes / No] TARGET: EPC Band C by [2028 for new tenancies / 2030 all] IMPROVEMENT MEASURES (from EPC recommendations): | Measure | Est. Cost | Est. Rating Impact | Priority | |---------|-----------|-------------------|----------| | [e.g., Loft insulation] | £[X] | [+X points] | [1] | | [e.g., Cavity wall insulation] | £[X] | [+X points] | [2] | | [e.g., Boiler upgrade] | £[X] | [+X points] | [3] | Total estimated cost: £[X] Projected rating after works: [BAND] Cost cap applies: [Yes / No] Exemption claimed: [None / Type: ________] Next action: [DESCRIBE] Deadline: [DATE] ``` --- ## 9. Safety Certification Tracking ### Gas Safety (CP12) | Requirement | Detail | |-------------|--------| | **Legislation** | Gas Safety (Installation and Use) Regulations 1998 | | **Frequency** | Annual (within 12 months of previous check) | | **Who** | Gas Safe registered engineer | | **Tenant copy** | Within 28 days of the check, or before the tenant moves in | | **New tenant** | Copy must be provided before they occupy the property | | **Penalty** | Unlimited fine and/or up to 6 months' imprisonment (summary). HSE prosecution. | ### Electrical Safety (EICR) | Requirement | Detail | |-------------|--------| | **Legislation** | Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 | | **Frequency** | Every 5 years (or sooner if the report specifies) | | **Who** | Qualified and competent person (registered with a competent person scheme) | | **Defect remediation** | C1 (danger present) and C2 (potentially dangerous) defects must be remedied within 28 days | | **FI codes** | Further Investigation required — must be investigated, may require remediation | | **Tenant copy** | Within 28 days of the inspection | | **Local authority copy** | Within 7 days of request | | **Penalty** | Up to £30,000 civil penalty per breach | ### Smoke and Carbon Monoxide Alarms | Requirement | Detail | |-------------|--------| | **Legislation** | Smoke and Carbon Monoxide Alarm (England) Regulations 2015 (as amended 2022) | | **Smoke alarms** | At least one on every storey used as living accommodation | | **CO alarms** | In every room containing a fixed combustion appliance (excluding gas cookers) | | **Testing** | Landlord must ensure alarms are in proper working order on the first day of every new tenancy | | **Tenant obligation** | Tenant responsible for testing after move-in (but landlord must replace faulty alarms) | | **Penalty** | Up to £5,000 per breach | ### Safety Certification Tracker Template ``` SAFETY CERTIFICATION TRACKER Property: [ADDRESS] GAS SAFETY (CP12) Engineer: [NAME] — Gas Safe Reg: [NUMBER] Last inspection: [DATE] Next due: [DATE — 12 months from last] Certificate reference: [NUMBER] Tenant copy served: [DATE] Status: [COMPLIANT / OVERDUE / N/A — no gas] ELECTRICAL SAFETY (EICR) Electrician: [NAME] — Registration body: [SCHEME] Last inspection: [DATE] Rating: [Satisfactory / Unsatisfactory] Defects: [None / C1: [describe] / C2: [describe] / FI: [describe]] Remediation completed: [DATE or N/A] Next due: [DATE — 5 years from last or as specified] Certificate reference: [NUMBER] Tenant copy served: [DATE] Status: [COMPLIANT / OVERDUE / REMEDIATION REQUIRED] SMOKE ALARMS Every storey covered: [Yes / No — specify gaps] Alarm type: [Mains-wired / Battery / Sealed battery] Last tested: [DATE] Status: [COMPLIANT / NON-COMPLIANT] CARBON MONOXIDE ALARMS Rooms with fixed combustion appliances: [LIST] CO alarm in each: [Yes / No — specify gaps] Alarm type: [Mains-wired / Battery / Sealed battery] Last tested: [DATE] Status: [COMPLIANT / NON-COMPLIANT] LEGIONELLA RISK ASSESSMENT Last assessment: [DATE] Risk level: [Low / Medium / High] Actions required: [DESCRIBE or None] Next review: [DATE] OVERALL SAFETY STATUS: [ALL COMPLIANT / ACTION REQUIRED] ``` --- ## 10. Landlord Licensing ### Licensing Types | Type | Legislation | Applies To | Duration | |------|------------|------------|----------| | **Mandatory HMO licensing** | Housing Act 2004, Part 2 | Properties with 5+ tenants forming 2+ households | 5 years (max) | | **Additional licensing** | Housing Act 2004, s.56 | HMOs designated by local authority (often 3-4 tenants, 2+ households) | 5 years (max) | | **Selective licensing** | Housing Act 2004, s.80 | All privately rented properties in designated areas | 5 years (max) | ### How to Check 1. Check your local authority's website for licensing designations 2. Use the GOV.UK licensing checker tool 3. Contact the council's private rented sector enforcement team directly ### Penalties for Operating Without a Licence | Penalty | Detail | |---------|--------| | **Civil penalty** | Up to £30,000 per offence (rising to £40,000 under Renters' Rights Act 2025) | | **Criminal prosecution** | Unlimited fine for intentional breach | | **Rent Repayment Order** | Tenant (or local authority for HB cases) can recover up to **24 months' rent** (doubled from 12 months under RRA 2025) | | **Section 21 / Section 8** | Cannot serve valid notices while unlicensed (except anti-social behaviour grounds) | | **Banning order** | Repeat offenders placed on Rogue Landlord Database, potential banning order preventing letting | ### HMO Compliance Checklist ``` HMO LICENSING COMPLIANCE CHECKLIST Property: [ADDRESS] Number of tenants: [X] Number of households: [X] Number of storeys: [X] LICENSING REQUIREMENT: [ ] Mandatory HMO licence required (5+ tenants, 2+ households) [ ] Additional licensing applies in this area [ ] Selective licensing applies in this area [ ] No licence required LICENCE DETAILS: Licence number: [NUMBER] Issued by: [LOCAL AUTHORITY] Issue date: [DATE] Expiry date: [DATE] Licence holder: [NAME] Named manager: [NAME] CONDITIONS (check each is met): [ ] Maximum occupancy not exceeded: [X persons / X households] [ ] Fire safety measures in place: [ ] Fire doors to kitchens, living rooms, bedrooms [ ] Fire blanket in kitchen [ ] Fire extinguisher on each floor [ ] Emergency lighting [ ] Fire escape routes clear and signed [ ] Adequate kitchen facilities for number of occupiers [ ] Adequate bathroom/WC facilities for number of occupiers [ ] Adequate waste disposal arrangements [ ] Annual gas safety check current [ ] EICR current [ ] Smoke and CO alarms compliant [ ] Common areas kept clean and in repair [ ] Manager contactable and responsive RENEWAL REMINDER: Start renewal at least 3 months before expiry. Next renewal due: [DATE] ``` --- ## 11. Eviction Procedure Flowchart (Post-Section 21 Abolition) ### Step-by-Step Procedure from 1 May 2026 ``` STEP 1: IDENTIFY GROUNDS | v Does the situation match a Section 8 ground? | +-- Yes --> Identify mandatory vs discretionary ground(s) | Use multiple grounds where applicable | +-- No --> Cannot seek possession. Consider: - Mediation / negotiation - Report ASB to council / police - Await circumstances that create a ground | v STEP 2: PRE-NOTICE COMPLIANCE CHECKS | Check ALL of the following BEFORE serving notice: [ ] Deposit protected in approved scheme? [ ] Prescribed information served? [ ] Tenant Information Sheet served? [ ] Gas safety certificate current and served? [ ] EICR current and served? [ ] EPC current and provided? [ ] Smoke and CO alarms compliant? [ ] Property licensed (if licensing applies)? [ ] No retaliatory eviction risk (s.33 Deregulation Act 2015 — if tenant has raised disrepair)? | Failure on ANY of the above may invalidate possession proceedings (except Grounds 7A and 14). | v STEP 3: SERVE SECTION 8 NOTICE (Form 3) | - Use the prescribed Form 3 - Specify exact ground(s) relied upon - Provide full particulars for each ground - Calculate correct notice period for each ground - Serve using a provable method: [ ] Hand delivery (with witness) [ ] Recorded delivery post [ ] Email (only if tenancy agreement permits) - Keep proof of service | v STEP 4: WAIT FOR NOTICE PERIOD TO EXPIRE | - 2 weeks / 4 weeks / 2 months / 4 months (depends on ground — see notice period table) - Do NOT issue proceedings before the notice expires - Notice is valid for 12 months from service | v STEP 5: ATTEMPT RESOLUTION (recommended) | - Contact tenant to discuss - Consider mediation - Document all communication - Offer reasonable assistance with relocation (reduces court challenge risk) | v STEP 6: ISSUE COURT PROCEEDINGS | - File claim at County Court using: [ ] Form N5 (claim for possession) [ ] Form N119 (particulars of claim) - Pay court fee: Accelerated procedure: £355 (if available) Standard procedure: £355 - Court will list a hearing (typically 4-8 weeks) | v STEP 7: COURT HEARING | - Mandatory grounds: court MUST grant possession if ground is proven on balance of probabilities - Discretionary grounds: court considers whether it is REASONABLE to grant possession - Court may grant: [ ] Outright possession order (14 days, or up to 42 days in cases of hardship) [ ] Suspended possession order (conditions) [ ] Adjournment [ ] Dismissal | v STEP 8: POSSESSION ORDER | - If granted, tenant must leave by specified date - If tenant does not leave: | v STEP 9: APPLY FOR WARRANT/WRIT OF POSSESSION | - County Court bailiff (Form N325) — 4-8 weeks - OR High Court Enforcement Officer (writ of possession via Form N293A) — faster, typically 7-14 days | v STEP 10: ENFORCEMENT | - Bailiff / HCEO attends and executes the warrant - Tenant is lawfully removed - NEVER attempt to remove a tenant yourself (Protection from Eviction Act 1977 — criminal offence of unlawful eviction/harassment) TOTAL ESTIMATED TIMELINE: 4-12 months (depending on ground, court backlog, and tenant response) ``` ### Costs Estimate | Stage | Estimated Cost | |-------|---------------| | Section 8 notice preparation (solicitor) | £200-500 | | Court fee (Form N5) | £355 | | Solicitor for court proceedings | £1,500-3,500 | | Barrister (if contested hearing) | £750-2,000 per hearing | | County Court bailiff (N325) | £130 | | High Court Enforcement Officer | £1,200-2,500 | | **Total range** | **£2,000-8,000+** | --- ## 12. PRS Landlord Database (Coming Late 2026) The Renters' Rights Act 2025 introduces a mandatory **Private Rented Sector Database**: - All residential landlords in England must register themselves and each property - Annual registration fee applies - Regional rollout expected from late 2026 - Tenants and local authorities will be able to search the database - Failure to register will be an offence carrying civil penalties - Registration is expected to be a prerequisite for possession proceedings --- ## Interaction Modes ### Document Generation User describes their situation. Generate the appropriate document template with their details filled in. Example: "I need to serve a Section 8 notice for rent arrears on my tenant at 14 Oak Lane" ### Compliance Audit User provides a property. Run through all compliance obligations and produce a checklist of what is in order and what needs attention. Example: "Check my compliance for a 3-bed HMO in Manchester" ### Procedure Guide User describes an eviction or compliance scenario. Walk them through the step-by-step procedure. Example: "My tenant hasn't paid rent for 4 months, what do I do?" ### Document Review User provides details of a notice or agreement. Check it against current legislation for validity. Example: "Is my Section 8 notice valid if I served it by text message?" ### Multi-Property Tracker User has a portfolio. Generate a compliance dashboard tracking all obligations across properties. Example: "I have 6 properties, create a compliance tracker for my portfolio" --- ## Output Rules 1. **Always cite legislation.** Every document or procedure reference must include the Act, section, and regulation where applicable. 2. **Use UK English.** Honour, licence (noun), practise (verb), colour, etc. 3. **Include the disclaimer on every output.** See top of this file. 4. **Be precise on dates and deadlines.** Calculate notice periods from the date of service, not the date of the notice. 5. **Flag compliance gaps.** If the user's situation reveals a potential compliance failure, warn them clearly and state the penalty. 6. **Never claim to be a solicitor.** You generate templates and guidance, not legal advice. 7. **Recommend professional advice** for complex situations — contested possession, discrimination claims, disrepair counterclaims. 8. **Stay current.** If the user describes a situation that may be affected by legislation not yet in force, state the current position AND the upcoming change with its expected commencement date.

path: README.md
content: # UK Landlord Compliance Document Generator

Generate legally compliant landlord documents in seconds. Built for the post-Section 21 era with full Renters' Rights Act 2025 coverage.

## What It Does

Describe your situation in plain English. Get back the exact document, notice, or compliance checklist you need:

- **Section 8 notices** with correct grounds, particulars, and notice periods (all 37 grounds covered)
- **Tenancy agreements** compliant with the Renters' Rights Act 2025 (periodic tenancies, permitted payments, required clauses)
- **Rent increase notices** using the Section 13 procedure with market rent guidance
- **Deposit prescribed information** for DPS, MyDeposits, and TDS
- **Right to Rent check records** with List A/B document tracking
- **Safety certification trackers** — gas (CP12), electrical (EICR), smoke alarms, CO alarms
- **EPC compliance tracking** with Band C timeline and exemption guidance
- **Property condition reports** aligned to the Decent Homes Standard
- **HMO and selective licensing checklists** with fire safety and facility requirements
- **Eviction procedure guides** — step-by-step from notice to enforcement
- **Multi-property portfolio dashboards** tracking all obligations across your properties

## Why This Exists

Section 21 no-fault evictions are abolished from 1 May 2026. The Renters' Rights Act 2025 introduced a 37-ground possession system, new mandatory obligations, and penalties that start at £7,000 and escalate to £40,000. Rent Repayment Orders now cover 24 months.

2.65 million UK landlords need new documentation. Most are not prepared:

- Serving a Section 8 notice on the wrong ground or with the wrong notice period invalidates it entirely
- Missing a single compliance step (deposit protection, information sheet, gas certificate) can block a possession claim
- The new Decent Homes Standard, Awaab's Law extension, and EPC Band C requirements add layers of obligation that did not previously apply to private landlords
- Operating without a required licence now risks £40,000 fines and 24-month Rent Repayment Orders

This skill generates every document a compliant landlord needs, citing exact legislation and using prescribed forms where applicable.

## Quick Start

```
/uk-landlord-compliance I need to evict a tenant for 4 months' rent arrears at 22 Elm Road, Bristol
```

Gets you a completed Section 8 notice citing Ground 8 (mandatory — 3+ months' arrears) with correct notice period, required particulars, and a pre-notice compliance checklist.

```
/uk-landlord-compliance new tenancy agreement for a 2-bed flat, rent £1,200/month
```

Generates a compliant assured periodic tenancy agreement with all mandatory clauses.

```
/uk-landlord-compliance compliance audit for my 5-bed HMO in Camden
```

Produces a full compliance checklist covering licensing, fire safety, facilities, certifications, and penalty exposure.

```
/uk-landlord-compliance my tenant's deposit is not protected — what are my options?
```

Walks through the legal position, penalty exposure (1-3x deposit compensation), and steps to remedy.

## Who It's For

- Private residential landlords (single property or portfolio)
- HMO landlords needing licensing compliance
- Letting agents preparing documentation for clients
- Property managers tracking multi-property obligations
- New landlords who need to understand their legal duties from scratch

## Pricing

Available on Agent37. Free for basic guidance, full document generation and portfolio tracking with Pro access.

## Legal Basis

All documents reference current legislation:
- Housing Act 1988 (as amended by the Renters' Rights Act 2025)
- Housing Act 2004
- Deregulation Act 2015
- Immigration Act 2014
- Landlord and Tenant Act 1985
- Tenant Fees Act 2019
- Gas Safety (Installation and Use) Regulations 1998
- Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020
- Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022
- Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015

---

*This generates document templates based on current legislation. It is not legal advice. Always verify with a qualified solicitor before serving legal notices.*


path: listing.md
content: # Agent37 Listing — UK Landlord Compliance Document Generator

## Skill Name
UK Landlord Compliance Document Generator

## Tagline
Generate legally compliant landlord documents — Section 8 notices, tenancy agreements, deposit protection records, safety trackers, and eviction guides — covering all 37 grounds for possession under the Renters' Rights Act 2025.

## Category
Legal & Property

## Description

**The problem:** Section 21 no-fault evictions are abolished from 1 May 2026. 2.65 million UK landlords face a 37-ground possession system, six new mandatory obligations, and fines starting at £7,000 — escalating to £40,000 for repeat offences. Rent Repayment Orders now cover 24 months of rent. A single compliance failure (unprotected deposit, missing gas certificate, no tenant information sheet) can block a possession claim entirely.

**What this skill does:** Describe your situation in plain English. Get back the exact document you need — completed, legally referenced, and ready for review by your solicitor:

- Section 8 notices with correct grounds, notice periods, and particulars for all 37 grounds
- Tenancy agreements compliant with the Renters' Rights Act 2025 (periodic tenancies, Tenant Fees Act caps, all required clauses)
- Section 13 rent increase notices with market rent guidance
- Deposit prescribed information for all three approved schemes
- Right to Rent check records with List A/B document tracking and follow-up scheduling
- Gas, electrical, smoke, and CO alarm certification trackers
- EPC Band C compliance tracking with exemption guidance
- Property condition reports aligned to the Decent Homes Standard
- HMO and selective licensing checklists
- Full eviction procedure walkthroughs from notice to enforcement

**Why it's better than a template pack:** It handles the logic. Tell it your tenant owes four months' rent — it selects Ground 8 (mandatory, 3+ months' arrears), calculates the correct four-week notice period, generates the Section 8 notice with proper particulars, and runs a pre-notice compliance check to make sure your deposit is protected, your gas certificate is current, and your tenant information sheet was served. A static template cannot do that.

**Who it's for:** Private residential landlords (single or portfolio), HMO landlords, letting agents, property managers, and anyone who needs to stay compliant under the most significant change to English tenancy law in thirty years.

## Example Prompts
- "I need to serve a Section 8 notice for rent arrears at 14 Oak Lane, Leeds"
- "Generate a new tenancy agreement for a 2-bed flat, rent £1,200/month"
- "Full compliance audit for my 5-bed HMO in Manchester"
- "My tenant hasn't paid rent for 3 months — walk me through the eviction process"
- "Create a deposit prescribed information form for a £1,500 deposit with TDS"
- "I want to increase my tenant's rent from £950 to £1,100 — what's the procedure?"

## Tags
uk-landlord, section-8, eviction, tenancy-agreement, renters-rights-act, deposit-protection, hmo-licensing, right-to-rent, gas-safety, eicr, epc, rent-increase, section-13, compliance, private-rented-sector, possession, housing-act

## Pricing Recommendation
- Free tier: basic compliance guidance and procedure walkthroughs
- Pro: £12-18/month (full document generation, multi-property tracking, portfolio compliance dashboards)


Security scan verdicts — ClawScan: clean | static analysis: clean | VirusTotal: clean | SkillSpector: suspicious (MEDIUM)