Landlord Guide 2026

Publish date – 14/06/26

With around one in five British households renting, the private rented sector remains a significant part of the UK housing market – but 2026 is the year the rules changed more than at any point in a generation. To be a successful landlord in 2026 you need to:

(a) be a responsible landlord
(b) own a habitable property that can be rented out
(c) find a responsible tenant
(d) have a compliant tenancy arrangement
(e) understand the Renters’ Rights Act 2025, which took effect on 1 May 2026.

What changed on 1 May 2026: the Renters’ Rights Act

The Renters’ Rights Act 2025 received Royal Assent in October 2025, and the first – and biggest – phase of reforms came into force in England on 1 May 2026. If you only read one section of this guide, make it this one.

The end of assured shorthold tenancies and Section 21

Fixed-term assured shorthold tenancies (ASTs) have been abolished. All existing ASTs automatically converted to periodic assured tenancies on 1 May 2026, and no new fixed-term assured tenancies can be granted.

Alongside this, Section 21 ‘no-fault’ evictions have ended. 30 April 2026 was the last day a Section 21 notice could be served, and any court proceedings based on a notice served before that date must have been started by 31 July 2026. To regain possession, landlords now need a valid ground under Section 8 – for example rent arrears, antisocial behaviour, selling the property, or moving in yourself or a close family member.

Tenants, meanwhile, can now end their tenancy at any time by giving at least two months’ written notice.

The Information Sheet – and a £7,000 fine if you missed it

Landlords with tenancies that existed before 1 May 2026 were required to give every named tenant the government’s official Renters’ Rights Act Information Sheet 2026 by 31 May 2026 – either as a printed copy or sent electronically. Failure to do so can attract a civil penalty of up to £7,000, rising to £40,000 for repeat breaches. If you haven’t done this yet, do it now: the document must be downloaded from GOV.UK and provided in full, not simply linked to.

Rent increases

Rent can now only be increased once a year using the statutory Section 13 notice process, with at least two months’ notice. Rent review clauses in tenancy agreements no longer apply, and tenants can challenge an increase at the First-tier Tribunal.

New rules on advertising and letting

From 1 May 2026:

Rental bidding is banned. Properties must be advertised at a clear asking rent, and landlords and agents cannot invite or accept offers above it.
Rent in advance is capped. You can generally require no more than one month’s rent up front.
Rental discrimination is banned. Blanket bans on tenants who receive benefits or have children are unlawful, and every applicant must be assessed on their individual merits. This applies in England, Wales and Scotland.
Pets must be considered. Tenants have a statutory right to request a pet, landlords must respond within 28 days, and a refusal must be reasonable. Blanket ‘no pets’ clauses are no longer enforceable.

What’s still to come

• Private Rented Sector Database – landlords in England will need to register; a regional rollout is expected from late 2026 with a full launch in 2027.
• Landlord Ombudsman – a new dispute resolution service covering all private landlords, including self-managing landlords.
• Awaab’s Law – already in force for social housing, this will be extended to the private rented sector, setting legally binding timescales for investigating and fixing serious hazards such as damp and mould (more on this below).
• Energy efficiency – all privately rented homes in England and Wales will need an EPC rating of C or equivalent (or a registered exemption) by 1 October 2030. Spending on qualifying improvements from October 2025 counts towards the cost cap, so keep records of any upgrade work.
• Decent Homes Standard – the government has confirmed this will apply to the private rented sector from 2035.

Making Tax Digital

Separately from the Renters’ Rights Act, Making Tax Digital for Income Tax became mandatory from April 2026 for landlords with qualifying income over £50,000, requiring digital record-keeping and quarterly submissions to HMRC. The threshold drops to £30,000 from April 2027.

How to be a Responsible Landlord

When doing your research into the process of becoming a landlord, ensure the property can be rented.

Buy-to-let mortgages are specifically for landlords. If you have a normal mortgage on a property you now want to let, check whether a ‘consent to rent’ application is required from the mortgage lender. To let a leasehold property, subletting must be allowed on the lease agreement. To let a property purchased as part of a shared ownership scheme requires agreement from the other parties.

To let a property to three or more unrelated people, an HMO licence from the local council in England, Wales or Scotland is required. In Northern Ireland, apply online through the NIHE.

Register for self-assessment with HMRC – and check whether Making Tax Digital now applies to you.
Abide by relevant legislation.

The Landlord and Tenant Act 1985 remains foundational legislation, but in England it now sits alongside the Renters’ Rights Act 2025, which reshapes how tenancies are created, managed and ended. Make sure you understand the new Section 8 possession grounds and the periodic tenancy regime before letting.

In England, check with the local council for local licensing requirements and local authority schemes, such as Selective Licensing schemes, Additional and Mandatory Licensing, and Public Registers. Provide tenants with a copy of the government’s ‘How to Rent’ guide, and keep an eye out for the Private Rented Sector Database, which landlords will be required to join as it rolls out from late 2026.

In Wales, register with Rent Smart Wales and provide tenants with the Rent Smart Wales Tenant Guide.
In Scotland, join the landlord register.
In Northern Ireland, provide a ‘rent book’.

Compliance with the Tenant Fees Act is still necessary, and the new rules on rent increases, rent in advance and rental bidding must be understood.

Decide whether to let privately or through a letting agency.
Letting agencies must be licensed.
Advertise your property at a clear asking rent — remember that inviting or accepting offers above the advertised rent is now unlawful.

High quality photographs are a must, descriptions of the property should be detailed and virtual tours are a good idea. Ensure the property looks its best in the viewing process and if it is to be let unfurnished ensure it is unfurnished for the viewings.

Here are some of your other responsibilities as a landlord:

• Responsibly perform required duties
• Ensure the property is ‘habitable’
• Make regular, non-intrusive property checks
• Set up standing orders and tracking systems for rent collection
• Conduct health and safety checks
• See to repairs promptly – especially damp, mould and leaks, with Awaab’s Law on the way for the private sector
• Maintain the property using reliable contractors with emergency protocols in place
• Provide an ‘essentials’ kit when the tenant moves in
• Place the tenant’s deposit in a Tenancy Deposit Protection Scheme within 30 days
• Respond to pet requests within 28 days, with reasonable grounds for any refusal
• Deal with tenant disputes – and be aware that a new Landlord Ombudsman scheme is on its way
• Establish clear communication channels for tenant queries and issues
• Document all interactions, payments and maintenance
• Charge a realistic, affordable rent. Consult other landlords in the area and compare with similar properties being rented — particularly important now that bidding above the advertised rent is banned.

Responsibly cover necessary costs:

• Specialised buildings and contents insurance policies covering structure and liability
• Tax – with digital quarterly reporting if Making Tax Digital applies to you
• Repair and maintenance
• Utility bills
• Costs associated with a property being empty
• Agency fees if a letting agent is used
• Mortgage repayments
• Budgeting for energy efficiency improvements ahead of the EPC C deadline in 2030

Habitable Property

The property needs to be in a state of good repair both inside and out, in line with the Homes (Fitness for Human Habitation) Act.

From a plumbing perspective, the heating and plumbing systems need to be maintained and repaired in compliance with the Gas Safety (Installation and Use) Regulations 1998. An annual safety check by a Gas Safe engineer of all gas appliances, fittings and flues is a legal requirement. A regular maintenance contract with trusted professionals, such as MP Plumbing, is advised. View more information about Landlords’ gas safety certificates.

An Electrical Installation Condition Report (EICR) also needs to be carried out every five years, and smoke and carbon monoxide alarms should be in working order.

Regarding water, the Water Supply (Water Fittings) Regulations ensure that plumbing systems prevent waste, misuse and contamination of the water supply. A Legionella risk assessment is a good idea.

Damp, mould and Awaab’s Law

One of the most important changes on the horizon is the extension of Awaab’s Law to the private rented sector. Already in force for social housing, it sets legally enforceable timescales for landlords to investigate and fix serious hazards – with damp and mould first in line, emergency hazards requiring a response within 24 hours, and councils gaining stronger enforcement powers.

Many damp and mould problems trace back to plumbing: leaking pipework, failed seals, poorly ventilated bathrooms and condensation from inadequate heating. Getting ahead of these issues now – before the legal timescales apply – is far cheaper than emergency remediation later. If a tenant reports damp, mould or a leak, treat it as a priority.

An Energy Performance Certificate (EPC) with an energy efficiency rating of E or above from an accredited Domestic Energy Assessor (DEA) is currently the legal minimum – but this rises to C or equivalent by 1 October 2030, so it pays to plan upgrades such as insulation, glazing and heating improvements during void periods.

Finding a Responsible Tenant

Check the rental demand through rental listings on websites for the area.

Keep in mind that discrimination based on certain characteristics is unlawful under the Equality Act 2010 – and from 1 May 2026, the Renters’ Rights Act also bans landlords and agents from rejecting applicants simply because they receive benefits or have children. Every application must be considered on its individual merits.

In England, right to rent checks must be conducted. All tenants aged 18 and over must be legally allowed to live in the UK, and a copy of the documents proving their right should be kept.

Conduct background checks on prospective tenants covering credit history, current debt, previous evictions and references. Answers to the questions on the tenancy application should provide information about the person’s character, lifestyle and finances. Remember that you can generally only require one month’s rent in advance, so robust referencing matters more than ever.

Tenancy Agreement

A tenancy agreement is the contract between a landlord and a tenant that sets out the legal terms and conditions both parties are expected to follow. From 1 May 2026, all new tenancies in England are periodic assured tenancies – there are no new fixed terms – and landlords must provide tenants with a written statement of key terms. Landlords can access solicitor-approved, Renters’ Rights Act-compliant tenancy agreements as part of membership of a landlords’ association – make sure any template you use has been updated for the new regime.

General legal requirements and advice

England
· Gov.uk
Wales
· Rent Smart Wales
Scotland
· MyGov.scot
Northern Ireland
· Northern Ireland Housing Executive

Registration and licensing

England
· Registration – Private Rented Sector Database registration rolling out from late 2026
· Licensing – HMO licensing via your local council
Wales
· Registration – Rent Smart Wales landlord registration
· Licensing – HMO licence application via Rent Smart Wales / local authority
Scotland
· Registration – Landlord Registration application
· Licensing – HMO licence application via your local authority
Northern Ireland
· Registration – NI Direct landlord registration
· Licensing – HMO licence application