Folio Studio
Document files for landlords
The PRS Database register, three scenario folders and your written statement of terms, as editable files.
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45 days until the PRS Database opens on 15 December 2026, as currently set out in the draft regulations. Each region has its own registration deadline.
Your property in England: the file uses the English rules (the Renters' Rights Act 2025, Section 8, Section 13). Wales has the Renting Homes (Wales) Act 2016 and Scotland has the Private Residential Tenancy, so a Section 8 or Section 13 does not apply there. What counts is where the property is, not where you live.
Four things landlords with one or two properties tell us they are putting off.
Since 1 May 2026 every tenancy is an assured periodic tenancy and possession goes through Section 8, with specific grounds. One detail wrong on the notice and the clock starts again.
The PRS Database opens on 15 December 2026 and each region has its own deadline, as currently set out in the draft regulations. Nobody has told you which one is yours.
It has been required since 1 May 2026, with a penalty of up to £7,000, and GOV.UK does not publish a model to copy.
Most forms and letters online were drafted around Section 21. They look fine until you try to use one against the new grounds for possession.
The Registration Guide tells you what to register, what to prepare and which deadline applies to your property.
The arrears folder gives you the notice seeking possession with the wording for Grounds 8, 10 and 11 laid out.
Enter your target date and the timeline works out when each step has to happen, so you do not lose a case on a date.
Rent arrears, selling the property, or a family member moving in: each has its own letters, forms and evidence index.
An editable model with the fields the law asks for. Change the names and the rent, then send it.
The PRS Database regulations are still in draft. When the final regulations are published, we update your file at no cost.
Instead of searching for a form each time something happens, you open one file. Start with the register, go to the folder that matches your situation, and keep your statement of terms and evidence in the same place.
Your registration deadline depends on where the property is, not where you live.
West Midlands: your registration deadline
East of England: your registration deadline
East Midlands: your registration deadline
South East: your registration deadline
Yorkshire & the Humber: your registration deadline
North West: your registration deadline
North East: your registration deadline
London: your registration deadline
South West: your registration deadline
Dates, fee and penalty are as currently set out in the draft regulations and may change. England only. Your Registration Guide is updated free if they do.
He opened the arrears folder, filled in the rent statement and the evidence index, and used the Form 3A particulars as a starting point. The notice period was counted for him, so nothing was left to guess.
She checked the four-month notice period and the rule that it cannot be used in the first 12 months of a tenancy before sending anything. The folder keeps the letters and the dates in one place.
He used the notice letter and the checklist, and noted the 12 months in which the property cannot be re-let or advertised afterwards. Everything went into the evidence index.
Start with the Registration Guide, then open the folder for arrears, selling or a family member moving in.
Replace the sample names with your own in Word and Excel. The timeline counts the notice dates back for you.
Send or serve what you need, and file copies and evidence in the index so everything is ready if you ever need it.
Delivered by email within 48 hours of your order · no software, no subscription
What to register, what to prepare, your region and your deadline, what to keep and when to update it. Figures as currently set out in the draft regulations.
£9.00
Each folder has the Form 3A with particulars already drafted, letters, a notice timeline counted backwards and an evidence index: Grounds 8, 10 and 11, Ground 1A and Ground 1. £7.00 each.
£21.00
An editable model with the fields the law requires. Required since 1 May 2026, with a penalty of up to £7,000.
£6.00Sample pages, all editable in Word, Excel and PDF.
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I spent thirteen years in a Leeds lettings office watching sensible landlords lose weeks over a form filled in the wrong way. This is the file I wished I could hand them.
Helen Marsh was head of lettings compliance at a Leeds letting agency for 13 years. She now builds document files for landlords with one or two properties, who do not have an agent to do it for them.
Helen Marsh · Folio Studio
I had three months of arrears and no idea where to start. The Form 3A particulars were already written, and the timeline told me the date before I served anything.
The region table was what I needed. I now know which deadline applies to my flat in Norwich and I have it written on the calendar.
The written statement of terms was the thing I had been putting off for months. Changed the names, the rent and the dates, and it was done in an evening.
My daughter is moving into one of the houses. The family folder reminded me about not re-letting afterwards, which I would not have thought of.
I manage the house myself, so there is nobody to ask. Having one file with everything in the same order is worth far more than the price.
Very useful. Four stars only because the Excel timeline took me ten minutes to work out at first. Once I had, it was a great help.
Open any three documents from the file and try them on your own property. If none of the three is any use to you, email us within 30 days and we will refund the full amount. You keep the files.
No. The Landlord's Compliance File is a document pack, not legal advice. It helps you put your paperwork, dates and evidence in order. For your own situation, speak to a solicitor and use GOV.UK as the official source.
Yes, this file is for England only. Wales has the Renting Homes (Wales) Act 2016 (occupation contracts) and Scotland has the Private Residential Tenancy, so a Section 8 or Section 13 does not apply there. What counts is where the property is, not where you live.
The new PRS Database opens on 15 December 2026 and each region has its own deadline, as currently set out in the draft regulations. The proposed fee is £65 per property per year and the civil penalty is up to £7,000, also as currently set out in the draft regulations. The Act ties possession claims to being registered, and we update your file free when the final regulations are published.
No. Section 21 ended on 1 May 2026. Tenancies are now assured periodic tenancies and possession goes through a Section 8 notice (Form 3A) on one of the grounds for possession. The scenario folders are built around those grounds.
A PRS Database Registration Guide, three scenario folders (rent arrears, selling, a family member moving in), a Written Statement of Terms model and three free gifts. Everything is editable in Word and Excel, with PDF copies to read or print. The sample names and addresses are made up.
It reaches your inbox within 48 hours of your order. It is a single payment of £16.90, with no subscription and no software to install.
The PRS Database regulations are still in draft. If the final regulations change a date, a fee or a form, we update your file for free and email you the new version.
The Three Documents Guarantee covers you for 30 days: open any three documents, and if none of them helps, email us and we refund the full amount. You keep the files.
One file for your property in England: the register, the folders and your statement of terms.
Yes, I want the Compliance File for £16.90One-off £16.90 · In your inbox within 48 hours · 30-day guarantee