Landlord legislation outlined across the UK and how they differ by region

Being a landlord in the UK means navigating a complex web of legal responsibilities, over 160 regulations govern the way rental properties must be managed. While some rules apply nationwide, others vary significantly depending on whether your property is in England, Wales, Scotland or Northern Ireland.

This article sets out the key pieces of legislation you need to know, starting with the UK wide requirements and then breaking down the differences by region, helping you to know the rules, stay compliant, avoid penalties, and provide safe, legally sound homes for your tenants. In doing so, landlords play a vital role in providing quality housing across the country for over 14 million tenants.

UK wide requirements

These apply to all private landlords across the UK, unless otherwise stated.

1. Landlord and Tenant Act 1985

   • Maintain structure of the property and key systems in good working order throughout the tenancy.

   • Provide homes “fit for human habitation”.

2. Housing Act 1988 (England & Wales)

   • Sets out tenancy types (e.g. ASTs).

   • Outlines eviction routes via Section 8 and Section 21.

3. Protection from Eviction Act 1977

   • Illegal to evict a tenant without due legal process.

4. Gas Safety (Installation and Use) Regulations 1998

   • Annual gas safety checks by Gas Safe engineer.

5. Smoke and Carbon Monoxide Alarm Regulations 2015 and Amendment 2022

   • Smoke alarms on each floor.

   • CO alarms in rooms with fuel-burning appliances (details vary by region).

6. The Furniture and Furnishings (Fire Safety) Regulations 1988

   • Soft furnishings must meet fire resistance requirements.

7. Electrical Equipment (Safety) Regulations 1994

   • Electrical appliances supplied must be safe and CE-marked.

8. Legionella Risk Assessment (under Health and Safety at Work etc. Act 1974)

   • Landlords must assess and manage Legionella risk.

9. Control of Asbestos Regulations 2012

   • Applicable where asbestos may be present.

   • Duty to manage risk.

10. Energy Performance of Buildings Regulations 2012

    • Minimum EPC ratings.

    • Specific times when these must be provided to tenants.

11. Tenancy Deposit Protection (TDP)

    • All deposits must be protected in a government-approved scheme.

    • Must issue Prescribed Information to tenants within 30 days.

12. The Consumer Rights Act 2015

    • Ensures transparency in fees and fair terms in tenancy agreements.

13. Data Protection Act 2018 / UK GDPR

    • Landlords must process tenant data lawfully, fairly and securely.

14. Right to Quiet Enjoyment (Common Law Principle)

    • Tenants must not be harassed or disturbed unnecessarily.

15. Basic Repair and Maintenance Duties

    • Includes structure, installations, common areas, and responding to tenant-reported issues in a timely manner.

Nation-specific requirements and differences

England

1. Homes (Fitness for Human Habitation) Act 2018

   • Legal obligation to ensure property is fit for habitation from tenancy start and throughout.

2. The Deregulation Act 2015

   • Prescribed documents must be served before serving Section 21.

   • Bans retaliatory evictions.

3. Tenant Fees Act 2019

   • Prohibits most upfront tenant fees.

   • Limits deposits to 5–6 weeks’ rent.

4. Electrical Safety Standards in the PRS (England) Regulations 2020

   • 5-yearly EICR inspections required.

5. Housing and Planning Act 2016

   • Introduced the rogue landlord database, civil penalties, and banning orders.

6. Right to Rent checks (Immigration Act 2014)

   • Landlords must verify immigration status of tenants before letting.

7. HHSRS (Housing Health and Safety Rating System)

   • Used by local authorities to assess and enforce property standards.

8. Localism Act 2011

   • Allows local councils to introduce selective or additional licensing schemes for rental properties in defined areas.

   • Important context for landlords operating in boroughs like Newham, Croydon, or Liverpool where additional licensing applies.

   • Provides the basis for council enforcement using civil penalties and banning orders.

9. Town and Country Planning (Use Classes) Order 1987 / Article 4 Directions

   • Determines whether a landlord can convert a property into an HMO without planning permission.

   • Some councils have Article 4 Directions removing permitted development rights, so planning permission is needed even for 3+ sharers.

10.  The Management of Houses in Multiple Occupation (England) Regulations 2006

    • Sets out detailed responsibilities for HMO landlords.

Wales

1. Renting Homes (Wales) Act 2016 – in force from December 2022

   • Replaces ASTs with standardised occupation contracts.

   • Simplified notice procedures and tenancy documents.

2. Rent Smart Wales

   • All landlords must register and either become licensed or appoint a licensed agent.

   • Training is mandatory.

3. Fitness for Human Habitation (Wales) Regulations 2022

   • Sets 29 fitness standards, including fire, damp, electrical, and escape requirements.

4. Notice to end tenancy and other Forms for Landlords

   • 6 months for no-fault evictions under standard occupation contracts.

5. Deposit Protection, EPC, gas safety

   • Same as England in core requirements, with regional enforcement.

Scotland

1. Private Housing (Tenancies) (Scotland) Act 2016

   • Introduced Private Residential Tenancies (PRTs): open-ended, no fixed term.

   • No-fault evictions abolished.

   • Defined eviction grounds only.

2. Housing (Scotland) Act 2006

   • Establishes Repairing Standard and Tolerable Standard.

   • Minimum requirements for heating, structure, electrics, fire safety, etc.

3. Letting Agent Code of Practice (Scotland) Regulations 2016

   • Mandatory registration for all letting agents.

4. First-tier Tribunal for Scotland (Housing and Property Chamber)

   • Handles disputes between landlords and tenants.

5. Notice to Leave periods

   • Between 28 and 84 days depending on grounds and tenancy length.

6. Tenancy Deposit Schemes (Scotland) Regulations 2011

   • Mandatory registration within 30 days.

   • Same core obligations as rest of UK.

Northern Ireland

1. Private Tenancies (NI) Order 2006

   • Governs tenancy obligations, repairs, deposits and rent control.

2. Private Tenancies Act (Northern Ireland) 2022

   • Strengthens notice to quit periods (4 to 12 weeks based on tenancy length).

   • Introduces written tenancy agreement requirement and rent book rules.

   • EPC must be shown at advertising stage.

3. Tenancy Deposit Schemes Regulations (NI) 2012

   • Mandatory deposit protection in one of three approved schemes.

4. Fitness Standard (Housing NI Order 1981)

   • Local councils enforce compliance with minimum fitness standards.

5. Licensing for HMOs (Housing (NI) Act 2016)

   • Mandatory licensing for Houses in Multiple Occupation.

Summary

Upcoming reforms

Renters’ Rights Bill (England) – Status: In House of Lords Committee stage as of June 2025.

The Renters’ Reform Bill represents the biggest shake-up of English private rental law in a generation. It was introduced to Parliament in May 2023, with Royal Assent expected in late 2025. Landlords should prepare for the following key changes, though exact timelines may vary depending on implementation plans and final amendments:

Tenancy structure and evictions

• Abolishes Section 21 no-fault evictions
  Tenancies will become open-ended by default. Landlords can only evict using prescribed Section 8 grounds.

• Mandatory minimum four-month tenancy before tenant can give notice
  Aims to prevent very short stays undermining landlord certainty.

• Updated Section 8 eviction grounds
  Expanded for cases such as repeated rent arrears, landlord selling the property, or landlord/family moving in.

Rent, deposits and payments

• Rent increases limited to once per year
  Must be through a formal Section 13 notice; tenants can challenge via tribunal.

• Ban on rent bidding wars
  Lettings must advertise a single rent figure. Landlords cannot solicit higher offers.

• Advance rent capped at one month
  Tenants cannot be asked for more than 28 days of rent in advance, unless a specific exception applies (e.g. international students).

• Stronger deposit protection and repayment rules
  Enhanced clarity and enforcement likely via ombudsman scheme.

Regulation, enforcement and redress

• Mandatory membership of a new Private Rented Sector Ombudsman
  Landlords must join this body, which will offer free, binding resolution of disputes.

• New digital Private Rented Property Portal
  All landlords will need to register properties and demonstrate compliance with legal duties.

• Decent Homes Standard extended to private rental sector
  Will apply similar standards already required of social housing (e.g. no serious hazards, proper facilities, insulation).

Fair access and tenant protections

• Outlaws blanket bans on renting to tenants with children or on benefits
  Lettings must be based on individual circumstances, not protected characteristics.

• Tightened rules on guarantors and referencing
  Landlords must justify excessive guarantor or financial requests.

• More secure right to request pet ownership
  Landlords must not unreasonably withhold consent for pets, subject to conditions (e.g. pet insurance).

Timing and dependencies

• Section 21 will not be abolished until court reforms are in place
  Government has agreed to delay this element until improvements in eviction case handling are made.

• Transition period for existing tenancies
  Legacy ASTs will be converted to periodic agreements after a grace period, likely six months from enactment.

To help landlords stay on top of their responsibilities, August the property management app, includes a built-in compliance checklist. From gas safety certificates and deposit protection to licensing and inspections, our checklist guides you through what needs to be done and when. You’ll also get reminders, document storage, and status tracking all in one place.

This article was prepared in June 2025 and is intended for general information purposes only. While every effort has been made to ensure accuracy at the time of writing, landlord legislation is subject to change.

This article does not constitute legal advice. Landlords should consult official government sources or seek professional legal or regulatory guidance to ensure compliance with the latest rules applicable to their specific property and location. The requirements for landlords can vary significantly depending on whether the property is in England, Wales, Scotland, or Northern Ireland.

Neither the author nor the publisher accepts responsibility for any loss, damage or liability arising from reliance on the information contained in this article.