Right to rent checks from October 2026 – A guide for Singapore landlords

If you own a residential property in London and let it out, it is mandatory for you to check that every adult tenant has the legal right to rent in England, as per UK law. This is known as a Right to Rent check and the rules around it were updated from 1 October 2026.

The new rules clarify how digital checks and digitally issued documents should be handled; while keeping the core responsibility with the landlords and their agents.

If you are managing your property remotely from Singapore or through a managing agent, it is worth understanding what is changing and what it means for you.

What are Right to Rent checks?

Introduced under the Immigration Act 2014, Right to Rent checks are immigration status checks that landlords must complete before allowing adults to occupy a residential property in England as their main home.

These checks apply to all adult occupiers and not just the person named on the tenancy agreement. They are applicable regardless of the tenant’s nationality. The purpose is to confirm that a prospective tenant has the legal right to rent in England.

Depending on the potential tenant’s immigration status and documents, the landlord may need to complete a manual document check, a Home Office online check or digital check through a registered Right to Rent Digital Verification Service Provider (RtR DVSP).

A properly completed check gives the landlord a statutory excuse against a civil penalty (in case the occupier is later found not to have the right to rent).

What changes from 1 October 2026?

From 1 October 2026, the updated Right to Rent code clarifies how landlords and letting agents can use registered digital verification providers, digitally issued documents and prescribed identity verification methods. The requirement to check all prospective adult occupiers remains unchanged, and digital checks are not compulsory.

The main updates are:

Registered providers for digital verification

Using a digital verification service is not compulsory. Landlords can still use the other prescribed checking methods where appropriate.

If you choose a Right to Rent Digital Verification Service Provider, the provider must be registered with the Office for Digital Identities and Attributes for Right to Rent checks.

Acceptance of digitally issued documents

The updated code recognises certain authoritatively digitally issued versions of acceptable documents. A scan or photo of a paper document does not count as a digital original.

It also sets out how registered digital verification providers can be used to verify relevant digital documents. Where applicable, it allows the use of facial recognition technology as part of the prescribed process.

This is relevant for overseas landlords because much of the letting process may be handled remotely.

Existing compliant checks remain valid

The introduction of the new code does not mean landlords need to repeat every Right to Rent check they have already completed.

The Home Office states that checks carried out correctly under the code in force at the time will be considered under that version of the code.

How can Right to Rent checks be completed?

There are three main checking methods under the October 2026 code. In certain circumstances, landlords or their agents may also need to use the Home Office Landlord Checking Service (LCS).

Manual document check

The landlord or agent views the tenant’s original documents (or, in some cases, digitally issued versions), in person or by video call. For paper documents, the landlord or agent must physically hold the originals, even when checking the tenant by video call. They verify if the documents belong to the tenant and retain a dated copy.

Home Office online check

This method is used when the tenant has an eVisa. The landlord or their appointed agent must use the Home Office online Right to Rent checking service. The tenant provides a shared code and date of birth. The landlord checks this against the official GOV.UK service, confirms the photo matches the tenant and keeps a dated record.

Digital verification through a registered provider

A registered Right to Rent Digital Verification Service Provider verifies eligible documents and identity digitally. However, the landlord or their agent must still confirm that the verification results relate to the prospective occupier and securely retain the required evidence of the check.

Home Office Landlord Checking Service (LCS)

In certain circumstances, the landlord or agent may need to ask the Home Office Landlord Checking Service to verify the tenant’s right to rent. Examples include where an outstanding immigration application or appeal cannot be verified online, or the tenant cannot access their eVisa. A Positive Right to Rent Notice provides a statutory excuse for 12 months from the date specified in the notice.

Can a letting agent carry out Right to Rent checks?

Yes. However, responsibility for Right to Rent checks does not automatically transfer to a letting agent simply because they manage the property. It only transfers if the landlord and agent have a written agreement confirming this.

The written agreement should clearly lay down:

• Who is responsible for the initial Right to Rent check.
• Who is responsible for follow-up checks on tenants with a time-limited right to rent.

Without this written agreement in place, liability for the check stays with the landlord, even if day-to-day management sits with the agent.

What happens if the required checks are missed?

If a Right to Rent check is not carried out correctly or not carried out at all, the landlord loses the statutory excuse. This means that if the tenant does not hold the right to rent, the landlord is held liable for a civil penalty. A civil penalty may apply even if the landlord was unaware that the tenant did not have the right to rent.

The penalty amounts are the same under the October 2026 code. They have applied since 13 February 2024.

What should Singapore landlords do?

If you own a London rental property and manage it from Singapore, it is worth checking your current process to ensure it follows the new code.

A simple compliance checklist

Review your current Right to Rent process.

Make sure you know which checking method is being used for your tenants and whether it complies with the October 2026 code.

Check how digital verification is being handled.

If your agent or service provider uses a digital verification service, confirm that it is registered to provide Right to Rent checks.

Review your agency agreement.

Make sure it clearly states who is responsible for initial checks, follow-up checks and the related compliance process.

Keep proper records.

Copies of checks and the relevant dates should be retained securely for the length of the tenancy and one year after it ends.

Track time-limited rights to rent.

If a tenant has a time-limited right to rent, make sure the follow-up check is completed before the statutory excuse expires. If the check shows the tenant no longer has the right to rent, tell the Home Office before the statutory excuse expires. Follow-up checks are not required for tenants with EU Settlement Scheme pre-settled status during the same tenancy, provided the initial check was completed correctly

Do not assume an old check needs to be repeated.

Checks that were correctly completed under the applicable previous code remain subject to the rules that were in force at the time. Any follow-up check required on or after 1 October 2026 must comply with the updated code.

FAQs

Do I need to check tenants who are British or Irish citizens?

All adult occupiers, regardless of nationality, who will use the property as their main home generally need to be checked before the tenancy begins. For British and Irish citizens, a valid or expired passport is normally enough. Irish passport cards are also accepted. For a digital provider check, an expired passport must have expired no more than six months ago.

Do Right to Rent checks have to be completed digitally from October 2026?

Digital checks are not compulsory. Depending on the tenant’s circumstances, landlords can use a manual check, the Home Office online checking service or a registered Right to Rent Digital Verification Service Provider.

Can I complete Right to Rent checks while I am in Singapore?

It depends on the tenant and the type of check carried out. Some checks can be completed using Home Office online services or approved digital verification processes. As an overseas landlord, you can appoint a letting agent to handle the checks on your behalf. Ensure the responsibility is properly agreed in writing.

What happens if my tenant’s right to rent is time-limited?

You will normally need to complete a follow-up check before the existing statutory excuse expires.

Speak to our Singapore team

Benham and Reeves Singapore provides London letting and property management services for Singapore landlords. We offer assistance with tenant sourcing, Right to Rent verification, rent collection, property maintenance and ongoing tenancy management.

Speak to our team to find out how we can help keep your London property compliant with the updated Right to Rent requirements.