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Scoring methodology

Every readiness score and action item is generated deterministically from the answers you provide and the public text of the Renters' Rights Act 2025. Same inputs always produce the same score. No LLM-generated guidance.

Rule engine version: 1.1.0 · Read the compliance checklist

Phase timings and statutory deadlines verified 2026-04-16 against the GOV.UK Renters' Rights Act 2025 implementation roadmap.

Rule engine reviewed against legislation.gov.uk on 2026-04-16. Next scheduled review: 2026-07-15.

How scoring works

Each scored question carries a weight of 1. Every option carries a score of 0, 1, or 2 — 2 for “ready,” 1 for “partially ready / needs documentation,” 0 for “non-compliant”. The overall percentage is the sum of points earned divided by the maximum possible.

Phase 1 questions contribute fully to the Phase 1 score. A small number of questions (e.g. evidence keeping, EPC) carry a partial weighting toward Phase 2 or Phase 3 to reflect cross-phase relevance.

Action items are generated only when an answer scores below 2 and the option carries an action_text. Priority is assigned by phase, score, and proximity of the deadline:

  • Critical — Phase 1 obligation, score 0, deadline within 30 days
  • High — Phase 1 obligation, score 0, no near deadline
  • Medium — partial gap (score 1)
  • Low — already compliant; informational only

Question catalog by phase

Phase 1 — 1 May 2026

  1. Q1. Do you currently have any Section 21 notices served but not yet acted on via possession proceedings?

    Rule: section21_active · Source ↗

  2. Q2. How confident are you with Section 8 grounds and the post-RRA procedural changes?

    Rule: section8_knowledge · Source ↗

  3. Q3. What type of tenancy is currently in place on your properties?

    Rule: tenancy_type · Source ↗

  4. Q4. How have you increased rent in the past 12 months?

    Rule: rent_increase_method · Source ↗

  5. Q5. Have you ever invited higher offers or told prospective tenants "best and final" on asking rent?

    Rule: rent_bidding · Source ↗

  6. Q6. Do you require more than one month's rent upfront at tenancy start?

    Rule: rent_advance · Source ↗

  7. Q7. Do you hold a valid, in-date gas safety certificate for every rented property with a gas appliance?

    Rule: gas_safety · Source ↗

  8. Q8. Do you hold a satisfactory EICR less than 5 years old for every rented property?

    Rule: eicr · Source ↗

  9. Q9. What is the lowest EPC rating across your portfolio?

    Rule: epc · Source ↗

  10. Q10. Is there a working smoke alarm on every storey and a CO alarm in every room with a fixed combustion appliance (excluding gas cookers)?

    Rule: smoke_co_alarms · Source ↗

  11. Q11. Are all tenant deposits protected in a government-approved scheme, with prescribed information served within 30 days?

    Rule: deposit_protection · Source ↗

  12. Q12. Do your tenancy agreements include every clause the Written Statement under RRA 2025 s.12 requires (SI 2026/324, in force 1 May 2026)?

    Rule: written_statement · Source ↗

  13. Q13. How do you handle tenant pet requests?

    Rule: pet_policy · Source ↗

  14. Q14. Do any of your listings exclude tenants on benefits or with children ("no DSS", "no kids")?

    Rule: discrimination_check · Source ↗

  15. Q15. How do you store compliance evidence (certs, notices, deposits, correspondence)?

    Rule: evidence_keeping · Source ↗

  16. Q16. Is a valid Section 48 address (an address in England and Wales for service of notices, per LTA 1987 s.48(1)) included in every written tenancy agreement?

    Rule: section48 · Source ↗

  17. Q17. Since 27 December 2025, has any property in your portfolio been the subject of a council investigation, enforcement letter, or request for documents?

    Rule: council_investigation_history · Source ↗

Phase 2 — late 2026 (SI publication pending)

Activates when secondary legislation publishes. Currently shown as a placeholder rule contributing zero to the score.

Phase 3 — Decent Homes Standard for PRS — estimated 2035 or 2037, pending MHCLG consultation

Activates when secondary legislation publishes. Currently shown as a placeholder rule contributing zero to the score.

Written Statement clause audit (RRA 2025 s.12 + SI 2026/324)

Regulations made — in force 1 May 2026

The 23 clauses audited below are aligned to The Assured Tenancies (Private Rented Sector) (Written Statement of Terms etc and Information Sheet) (England) Regulations 2026 (SI 2026/324 (made 18 March 2026, in force 1 May 2026)). Compare this scaffold against SI 2026/324 Schedule Part 1 before serving Written Statements for new tenancies from 1 May 2026. Not legal advice — consult a housing solicitor.

For each tenancy the audit checks 23 clauses. Critical clauses are those whose absence has a direct legal consequence (e.g. clause 5 — without a Section 48 notice address in England and Wales, rent is not legally due under LTA 1987 s.48(2)).

  1. Names of the landlord and tenantCritical

    SI 2026/324 Sch Part 1 items 1–2 + HA 1988 s.16D(2)

  2. Address of the dwellingCritical

    SI 2026/324 Sch Part 1 item 4 + HA 1988 s.16D(2)

  3. Date on which the tenant is first entitled to possessionCritical

    SI 2026/324 Sch Part 1 item 5 + HA 1988 s.16D(2)

  4. Rent payable and when it is dueCritical

    SI 2026/324 Sch Part 1 item 6 + HA 1988 s.16D(2)

  5. Address at which notices may be served on the landlordCriticalbaseline statutory

    LTA 1987 s.48(1) + SI 2026/324 Sch Part 1 item 3

  6. Statement of tenant's right to receive a copy of the agreement

    RRA 2025 s.12 + regulations TBC

  7. Rent increase procedure (Section 13 notice)

    SI 2026/324 Sch Part 1 item 7 + HA 1988 s.16D(2)

  8. Length and nature of any fixed-term period

    RRA 2025 s.12 + regulations TBC

  9. Security of tenure and possession proceduresCritical

    SI 2026/324 Sch Part 1 item 11 + HA 1988 s.16D(2)

  10. Tenant's rights regarding assignment, subletting, and lodgers

    RRA 2025 s.12 + regulations TBC

  11. Restrictions on use of the dwelling

    RRA 2025 s.12 + regulations TBC

  12. Tenancy deposit and protection schemeCriticalbaseline statutory

    HA 2004 Part 6 Chapter 4 + SI 2026/324 Sch Part 1 item 9

  13. Any charges payable to the landlord

    RRA 2025 s.12 + regulations TBC

  14. Pet ownership rights and consent procedure

    SI 2026/324 Sch Part 1 item 17 + HA 1988 s.16A (RRA 2025 s.11)

  15. Repairing obligations (structure, installations)

    SI 2026/324 Sch Part 1 item 13 + LTA 1985 s.11

  16. Electrical and gas safety obligations

    SI 2026/324 Sch Part 1 items 14–15 + Electrical Safety Standards Regs 2020 + Gas Safety (Installation and Use) Regs 1998

  17. Insurance arrangements

    RRA 2025 s.12 + regulations TBC

  18. Right to refer disputes to the PRS Ombudsman

    RRA 2025 s.12 + regulations TBC

  19. Bill payments (council tax, utilities, services)

    SI 2026/324 Sch Part 1 item 8 + HA 1988 s.16D(2)

  20. Tenant's minimum notice to quit period

    SI 2026/324 Sch Part 1 item 10 + PEA 1977 s.5(1ZA) (inserted by RRA 2025 s.20(3))

  21. Fitness for human habitation (LTA 1985 s.9A)baseline statutory

    LTA 1985 s.9A + SI 2026/324 Sch Part 1 item 12

  22. Disabled tenants' right to make improvements (EA 2010 s.190)baseline statutory

    Equality Act 2010 s.190 + SI 2026/324 Sch Part 1 item 16

  23. Supported accommodation declaration

    SI 2026/324 Sch Part 1 item 18 + HA 1988 s.16D(2)

Clause 18 (PRS Ombudsman dispute referral) activates when the Ombudsman scheme operator is designated by MHCLG.

Updates

When secondary legislation publishes (PRS Database SI, Ombudsman scheme designation, Decent Homes Standard for the PRS), we update the rule engine version and re-score active assessments. Customers receive an in-product notice and a methodology-update email summarising what changed.

Change log

  • v1.0.015 April 2026

    Initial rule engine publication. 18 scored questions + 18-clause Written Statement audit + 3 v0 placeholder rules. Per-phase scoring replaces legacy flat-category-sum.

    Source: artifacts/rule_engine_spec.md v1 2026-04-15

    20 rules affected

  • v1.0.015 April 2026

    Initial rule engine publication. 18 scored questions + 18-clause Written Statement audit + 3 v0 placeholder rules. Per-phase scoring replaces legacy flat-category-sum.

    Source: artifacts/rule_engine_spec.md v1 2026-04-15

    20 rules affected

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