Landlord regulations 2026: What's changing and how to comply  

1 May 2026 isn't just another date in the diary. That's when the Renters' Rights Act comes into force. Section 21 evictions disappear completely. Every fixed-term tenancy you've got converts to periodic. The whole system you've been working with for years? It changes overnight.

The Act passed in October 2025, but most changes don't take effect until May. That gives you time to prepare, though not as much as you'd think.

This is the biggest overhaul of rental law since 1988. Royal Assent happened in October, so it's officially law. The catch? Most requirements don't apply to landlords until 1 May 2026.

Whether you're managing one buy-to-let or running a larger portfolio, expect these changes to affect your day-to-day operations. Rent increases, deposit handling, even how you respond when a tenant asks about having a pet, all of it changes.  

But here's what matters: this is manageable once you know what you're dealing with. The landlords who'll struggle? They're the ones waiting until May to work it out.  

Why this year is different

What's already in force? Local councils got broader investigation powers from 27 December 2025. They can demand your documents, inspect properties and access third-party data to check if you're following the rules.

What's coming 1 May? That's when the major changes hit. Section 21 abolition. Periodic tenancies. Rent increase restrictions.  

From a practical standpoint, it means more obligations on you, tougher enforcement, and penalties if you get things wrong. Financial penalties can reach £40,000 for some breaches.  

This isn't about making your life difficult - it's about clearer standards that protect everyone involved. If you maintain your properties properly and treat tenants fairly, you'll probably find this isn't as terrible as the headlines suggest. If you've been cutting corners, you'll find these changes much more challenging.

What changes from 1 May 2026

Section 21 is gone

No more "no fault" evictions. From May onwards, you'll only regain possession through Section 8 notices using specific legal grounds. These include rent arrears, antisocial behaviour, or needing to move back into the property yourself. Each ground requires proper notice periods.  

Already served a Section 21 before 1 May? You're alright, but you've got to start court proceedings by 31 July 2026. Miss that and it's worthless.

Fixed terms end completely

Every Assured Shorthold Tenancy becomes periodic on 1 May 2026, including existing lets. Tenancies just continue monthly until either the tenant gives notice, or you get possession through proper grounds.

Rent increases get restricted

Once per year maximum. Tenants must receive at least two months' notice. Automatic increase clauses in your current agreements will no longer apply. You'll need to follow the Section 13 procedure for every increase.

You also cannot ask for or accept more than one month's rent in advance. Councils have the power to fine landlords who breach this requirement.

Pet requests need fair consideration

Tenants can request to keep pets, and you cannot unreasonably refuse. You must respond in writing within four weeks. Blanket "no pets" clauses in tenancy agreements no longer apply.

Rental bidding will be banned. 
 

Under the Renters’ Rights reforms, landlords and agents will have to publish a single asking rent when advertising a property and will not be allowed to accept offers above that figure. This is designed to prevent rental bidding wars that have driven up rents in competitive markets, particularly in London and the South East.

Why this matters for sellers and estate agents

  • You’ll need pricing confidence from day one
  • “Offers over” strategies will no longer be compliant
  • Demand management and applicant vetting will matter more than price escalation

Core compliance requirements

Several of these obligations aren't new. What's changed is how rigorously councils can enforce them. They've got stronger investigation powers now - they can inspect your properties, demand to see your documents, and check you're meeting your legal duties.

Stay on top of these requirements and you protect yourself as well as your tenants.  

Gas and electrical safety

Gas safety checks annually for any property with gas appliances. Give tenants a copy within 28 days of the check, or before they move in.

Electrical safety inspections every five years minimum. Tenants need a copy of the electrical installation condition report.

Alarms

Smoke alarms on every floor with living accommodation. Carbon monoxide alarms in any room with a fixed combustion appliance (gas cookers don't count).

Test everything at the start of each tenancy, during inspections too, though most landlords forget.

Energy Performance Certificates

Right now, you need minimum EPC rating of E. If it’s an F or G? Your property's illegal to let unless you've registered a valid exemption.

The EPC system changes later this year though. New assessment metrics launch focusing on how well properties retain heat and heating efficiency. Heat pumps will score higher than gas boilers under the new system.

Here's the big one: by October 2030, all rental properties must hit EPC C. Properties assessed under the new system from October 2029 will need to meet updated standards. Might mean heat pumps or solar panels to get that C rating. Don't leave this until 2029 - you'll be competing with every other landlord for contractors.

Right to rent checks

Check every adult tenant's right to rent before they move in. Acceptable documents include passports, biometric residence permits, or certain visa types.

Keep copies of the documents you've checked and record the date of each check. These records protect you during compliance investigations.  

Deposit protection

Protect all deposits in a government-approved scheme within 30 days. Provide tenants with the prescribed information about which scheme you've used.

This requirement hasn't changed, but it remains a common compliance issue. Failure to protect deposits correctly results in penalties and prevents you from serving Section 8 notices.  

Licensing

Loads of councils run selective or additional licensing schemes. Check if your property falls within a licensing area. Operating without the right licence can result in massive fines and rent repayment orders.

HMO properties have their own licensing requirements. From late 2026, HMOs need Energy Performance Certificates too.

What's coming later this year and beyond

Private Rented Sector Database

Rolls out from late 2026, region by region. You'll need to register yourself and your properties before you can legally let in your area.

This helps tenants check who they're renting from and helps councils track down dodgy landlords. No exact dates yet but assume registration becomes mandatory during 2027 in most places.

Landlord Redress Scheme

All landlords must join an approved redress scheme. This gives tenants access to an ombudsman for sorting out disputes without going to court. You should be ready by 2028, though you might need to register earlier.

Decent Homes Standard

The government plans to introduce a Decent Homes Standard for private rentals, setting clear requirements for property condition and repair. Implementation timelines will be confirmed during 2026.  

Awaab's Law extension

Right now, Awaab's Law only covers social housing. It forces landlords to deal with serious problems like damp and mould within set timeframes. The government's looking at bringing this into the private rental sector too. Expect a consultation on it sometime this year.  

Penalties and compliance risks

Civil penalties range from £1,000 to £40,000 depending on the breach. Councils have discretion on penalty amounts within these ranges.  

Some specific examples:

  • Not providing tenant information sheet by 31 May: up to £7,000
  • Wrong deposit protection: one to three times the deposit amount
  • Letting without required licence: rent repayment orders can force you to hand back 12 months' rent

Beyond financial penalties, non-compliance can prevent you from regaining possession of your property. If you haven't protected deposits correctly or lack the required property licence, you cannot serve valid Section 8 notices.

Criminal prosecution is possible for serious breaches, particularly around safety requirements or deliberately letting substandard properties.  

Non-compliant landlords may also face reputational damage, difficulties with mortgage lenders, and potential banning orders that prevent them from letting property altogether.  

Your compliance checklist

Before marketing:

Valid EPC (E or above, under 10 years old)

Required property licences sorted

Registered on PRS Database (once launched in your area)

Member of approved redress scheme (once mandatory)

Before tenancy starts:

Right to rent checks done on all adult tenants

EPC provided to prospective tenants

Deposit protected in approved scheme within 30 days

Prescribed deposit information given to tenants

Gas safety certificate provided (if applicable)

Electrical safety report provided

'How to Rent' guide given

All alarms tested

During tenancy:

Annual gas safety checks arranged

Electrical checks every five years

EPC kept valid (renew before 10-year expiry)

Repair requests handled promptly, especially hazards

Rent increases done properly (once yearly max, two months' notice)

Pet requests considered fairly, responded to within four weeks

Detailed records kept of everything

When serving notice:

All compliance requirements met (deposit protection, licensing, everything)

Correct Section 8 grounds used

Correct notice periods given

Prescribed notice formats followed

By 31 May 2026:

Government information sheet given to all existing tenants

HMO landlords wanting to use Ground 4A: additional written statement served

Staying organised without losing your calm

Create a file for each property

Keep all compliance documents together in one place, including certificates, licence copies, check records, and tenancy documents. Digital storage works well provided you have proper backups in place.  

Set reminders well in advance

Put diary reminders way before things expire. Gas certificates need doing annually. Electrical checks every five years. EPCs last ten years. Don't wait until the last minute then panic.

Use a compliance calendar

Mark all the dates: when checks are due, when licences expire, when EPCs need renewing. Set reminders three months before so you've actually got time to arrange things.

Document everything

Safety checks, repair requests, conversations with tenants, dates you did right to rent checks. Good records protect you when there's a query or investigation.

Think about professional help

Most landlords use letting agents specifically for compliance. Doesn't remove your legal responsibility, but it stops things falling through the cracks. If you're managing yourself, consider software that tracks compliance deadlines.

Stay informed

Regulations continue to evolve. The government publishes updates on Renters' Rights Act implementation on GOV.UK. Consider joining a landlord association like the NRLA for updates and support or subscribe to newsletters from property law specialists to stay current with changes.  

Budget for compliance

Factor this into your financial planning. Safety certificates, licence fees, potential improvements for EPC ratings. These are business costs that need budgeting alongside maintenance and voids.

Find reliable contractors

Build relationships with gas engineers, electricians, and energy assessors you trust and can contact when needed. Reliable contractors who understand rental property requirements make compliance considerably easier.  

Review your insurance

Ensure your landlord insurance is up to date and provides adequate coverage. Some policies require you to maintain certain compliance standards as a condition of cover.  

What all this means for you

These changes won't work for every landlord. Some will decide the increased regulation makes letting no longer worth it. Others will see it as raising standards across the sector.

If you're staying in the rental market, treat compliance as core operations, not something you deal with when you remember. Landlords who manage properties professionally, maintain decent relationships with tenants, and stay on top of legal obligations will carry on operating successfully.

The changes create a clearer framework. Once you understand what's required and build it into your routine, compliance becomes manageable. It's about good systems rather than constantly firefighting.

We've worked with landlords across Brook Green, Hammersmith, and Shepherds Bush for over 30 years. At Finlay Brewer, we understand the challenges landlords face and can help you navigate these regulatory changes. Whether you need support with lettings management or just want to discuss how these changes affect your property, we're here to help.