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New rules for landlords 2026: the full checklist | August
New rules for landlords in 2026: the complete checklist
Most of the big new rules for landlords in 2026 are already law. The Renters' Rights Act 2025 took effect on 1 May 2026, ending Section 21 and converting every assured shorthold tenancy in England into a periodic one. Making Tax Digital for Income Tax went live on 6 April 2026, and higher stamp duty has applied since April 2025. Several further rules, from a landlord ombudsman to a reformed EPC regime, are still on the way. This checklist covers every rule, whether it is in force now or still to come, and sets out what each one means for a self-managing landlord. For the wider picture of what the year means for your numbers, read our guide to landlord changes in 2026.
The Renters' Rights Act rules now in force
The Renters' Rights Act 2025 commenced on 1 May 2026 and applies to new and existing tenancies from the same day, so there was no transition period for the core tenancy rules. The Act sits on the statute book at legislation.gov.uk, and our guide to the changes after 1 May 2026 explains how the new regime works in practice.
1. Section 21 no-fault evictions have ended
Since 1 May 2026 landlords can no longer serve a Section 21 notice. Every possession claim now rests on a Section 8 ground supported by evidence, such as rent arrears, anti-social behaviour, sale of the property, or the landlord moving in. Several grounds are discretionary, so a judge decides whether possession is reasonable, and the practical effect is a longer, more evidence-led route to recovering a property.
2. Fixed-term tenancies are gone
All assured shorthold tenancies converted automatically to open-ended periodic tenancies on 1 May 2026, including termly student lets and quarterly agreements. Tenancies now roll on monthly with no set end date, and a tenant can leave with two months' notice. A landlord can no longer rely on a tenancy simply ending and must use a statutory ground to regain possession.
3. Rent in advance is capped at one month
Landlords can now request no more than one month's rent in advance at the start of a tenancy. This ends the practice of asking for six or twelve months upfront, which was common for students and tenants without a UK credit history. Where advance rent previously offset risk, the alternatives are careful referencing, a guarantor, or rent guarantee insurance.
4. Rental bidding is banned
A property must now be advertised at a fixed rent, and a landlord or agent cannot invite or accept offers above that figure. Soliciting a higher bid is itself unlawful, not just accepting one. Where several applicants apply, the choice has to rest on referencing and suitability rather than who offers the most.
5. Tenants can request a pet
Landlords can no longer impose blanket pet bans and must consider each pet request on its merits, refusing only on reasonable grounds such as a building rule or a genuine risk of damage. A landlord can require the tenant to hold pet damage insurance. A default "no pets" clause is no longer enforceable.
6. Rent rises are limited to once a year
Rent on a periodic tenancy can rise only once in any 12-month period, and only through the statutory Section 13 procedure using Form 4A with at least two months' notice. Rent review clauses are no longer permitted, and a tenant can challenge an increase for free at the First-tier Tribunal. Base any increase on local comparable rents, and work out the figure before serving the form.
7. You cannot refuse tenants for having children or claiming benefits
Blanket "no children" and "no DSS" policies are unlawful. Any term in an advert, a tenancy, an insurance policy or a buy-to-let mortgage that bars families or benefit claimants is void. Normal referencing still applies, so a landlord can assess whether income covers the rent, but must judge each applicant individually rather than excluding a group.
8. You must give existing tenants the information sheet
Every landlord with a tenancy that pre-dated 1 May 2026 had to give those tenants the official Renters' Rights Act information sheet by 31 May 2026, using the exact PDF published on GOV.UK. As of June 2026 that deadline has passed, and failing to serve it exposes a landlord to a civil penalty of up to £7,000. Across the self-managing landlords we work with at August, this was the single most overlooked task before commencement, precisely because it applied to every existing tenancy at once.
The tax and cost rules
9. Higher stamp duty on additional properties
Stamp duty on additional properties has been higher since the surcharge rose to 5% in October 2024 and the nil-rate threshold returned to £125,000 in April 2025. The rates now in force in England and Northern Ireland, including the 5% surcharge, are:
Portion of price | Rate |
|---|---|
Up to £125,000 | 5% |
£125,001 to £250,000 | 7% |
£250,001 to £925,000 | 10% |
£925,001 to £1.5m | 15% |
Above £1.5m | 17% |
A £700,000 buy-to-let now carries around £60,000 in stamp duty, so budget for the higher cost and check the figure before you commit to a purchase.
10. Making Tax Digital for Income Tax is live
Making Tax Digital for Income Tax began on 6 April 2026 for landlords whose gross property or self-employment income exceeded £50,000 in the 2024 to 2025 tax year. Those landlords must keep digital records and send HMRC a quarterly update using compatible software, with the first 2026 to 2027 deadline on 7 August 2026. A £30,000 threshold follows in April 2027. The rules sit on GOV.UK and in our Making Tax Digital guide.
11. A new, higher rate of tax on rental income from 2027
The Autumn Budget 2025 confirmed a separate, higher rate of income tax on property income from 6 April 2027: 22% for basic-rate taxpayers, 42% for higher-rate taxpayers and 47% for additional-rate taxpayers, a 2 percentage point rise across all bands. The finance cost credit that replaced full mortgage interest relief under Section 24 rises in step to 22%. The change is not in force yet, but it gives unincorporated landlords with mortgages a reason to review their structure well before April 2027.
The rules still to come
12. A mandatory landlord ombudsman
The Act creates a single Private Rented Sector ombudsman that all private landlords in England will have to join, expected from late 2026. The ombudsman will handle tenant complaints, such as unresolved repairs, and can order a landlord to apologise, put a problem right, or pay compensation. Membership will carry a fee.
13. The Private Rented Sector Database
A national PRS Database will require every landlord to register their details and properties, also expected from late 2026. Registration will be mandatory and carry an annual fee that is not yet confirmed, and failing to register is likely to restrict a landlord's ability to gain possession. The current estimate is that England has around 2.3 million private landlords, a figure the database is intended to make accurate for the first time.
14. A reformed EPC system and EPC C by 2030
The government has confirmed it will raise the Minimum Energy Efficiency Standard so that privately rented homes reach an EPC rating of C, with the legislation expected to come into force in 2027 and full compliance required by 1 October 2030, new tenancies first. A reformed EPC methodology is also due before the end of 2026, assessing fabric performance, heating system and smart readiness rather than running cost alone. Spending on upgrades from 1 October 2025 counts towards the proposed cost cap, so keep records of any work now.
15. The Decent Homes Standard and Awaab's Law for the private rented sector
The government confirmed in January 2026 that a reformed Decent Homes Standard will apply to the private rented sector from 2035, requiring homes to be free of serious hazards and in a reasonable state of repair. Awaab's Law, which sets fixed timescales for dealing with hazards such as damp and mould, will be extended to private rentals through the Act, with the date still subject to consultation and widely expected from 2027. The timelines are distant, but around one in five private rented homes currently fails the standard, so early assessment spreads the cost.
16. The end of new leasehold flats
The draft Commonhold and Leasehold Reform Bill, published on 27 January 2026 and confirmed in the May 2026 King's Speech, proposes to ban most new leasehold flats and make commonhold the default for new blocks, alongside capping ground rent on existing leases at £250 a year. The Bill is still in draft, and the minister has signalled that the ban on new leasehold flats may not commence this Parliament. Existing leasehold flats are not caught, and this builds on the Leasehold and Freehold Reform Act 2024, which already banned new leasehold houses.
17. Regulation of letting and managing agents
The government has committed to regulating letting and managing agents, drawing on the 2019 Regulation of Property Agents proposals, including mandatory qualifications and a code of practice. This is still at the proposal stage. It will mostly affect agents rather than landlords directly, but landlords who use a managing agent should expect both higher standards and higher fees as the cost of compliance feeds through.
What to do now
The core rules are already in force, so the priority is to close any gaps and prepare for what is coming:
Confirm you served the tenant information sheet by 31 May 2026, and serve it now if you missed it, because the penalty risk does not lapse with the date.
Check every compliance document, from gas and electrical certificates to deposit protection, is current and stored where you can find it.
Learn the Section 8 grounds and the evidence each requires, so you are ready if a tenancy turns difficult.
Move your bookkeeping fully digital if your property income is over £50,000 and check your software handles quarterly submissions.
Commission an EPC for any property where you are unsure of the rating, and keep records of upgrade spending from October 2025 onwards.
Review your ownership structure ahead of the April 2027 tax rise, taking advice before transferring anything.
Landlords running their portfolios on August tell us the rules that catch people out are rarely the headline ones. They are the quiet administrative duties, such as quarterly digital records and document renewals, that carry no single deadline-day drama.
Frequently asked questions
What are the new rules for landlords in 2026?
The main rules are the Renters' Rights Act 2025, in force since 1 May 2026, which ended Section 21 and fixed-term tenancies and introduced new rent, pet and anti-discrimination rules; higher stamp duty since April 2025; and Making Tax Digital, live since April 2026. A landlord ombudsman, a PRS database, a reformed EPC regime and a higher rate of tax on rental income are still to come. Beyond the specific rules, the broader challenges of being a landlord and how to handle each one.
Can landlords still use Section 21 in 2026?
No. Section 21 no-fault evictions ended on 1 May 2026. Possession now requires a Section 8 ground supported by evidence. Notices validly served before 1 May 2026 may still be actionable under transitional rules.
When does the Decent Homes Standard apply to private landlords?
The government confirmed in January 2026 that the reformed Decent Homes Standard will apply to the private rented sector from 2035. Awaab's Law is expected to reach the sector sooner, around 2027, with the exact date still subject to consultation.
When will new leasehold flats be banned?
The ban is proposed in the draft Commonhold and Leasehold Reform Bill published in January 2026 but is not yet law, and the housing minister has indicated it may not take effect this Parliament. Existing leasehold flats are not affected.
Disclaimer: This article is a guide and not intended to be relied upon as legal or professional advice, or as a substitute for it. August does not accept any liability for any errors, omissions or misstatements contained in this article. Tax and legal rules can change and are different for different situations. Always speak to a suitably qualified professional if you require specific advice or information.
Author
August Team
The August editorial team lives and breathes rental property. They work closely with a panel of experienced landlords and industry partners across the UK, turning real-world portfolio and tenancy experience into clear, practical guidance for small landlords.
