Property listings
Property listings are the advertisements a landlord creates to market a rental property to prospective tenants. They appear on portals such as Rightmove, Zoopla, and OpenRent, or on social media and local notice boards. A well-prepared listing minimises void periods by attracting the right applicants quickly, but it is also a compliance area, what the listing says, how it presents the property, and what it asks of applicants can trigger complaints, civil penalties, or discrimination claims if it misleads or treats applicants unlawfully.
What a listing must include from 1 May 2026
The Renters' Rights Act 2025, in force from 1 May 2026, introduced a mandatory requirement that any written advertisement for an assured tenancy in the private rented sector must state the proposed rent as a specific figure. Advertising "price on application", a range, or inviting offers above a stated price is no longer permitted. The Advertising Standards Authority confirmed in May 2026 that this aligns with the existing ASA/CAP Code requirement that price statements must not mislead by omission. Once a rent is advertised, the landlord cannot invite, encourage, or accept offers above that figure, see the August definition of rental bidding for how this rule operates and the penalties for breach.
Anti-discrimination requirements
From 1 May 2026, Sections 34 to 38 of the Renters' Rights Act 2025 ban rental discrimination against prospective tenants who receive benefits (including Universal Credit or Housing Benefit) or who have children. This applies at the listing stage as well as the letting stage: a landlord must not include language in an advertisement that would deter applicants on these grounds, including "No DSS", "working professionals only", or any terms that indicate benefit recipients or families with children are unwelcome. A breach can result in a civil penalty of up to £7,000 for a first offence. The gov.uk rental discrimination guidance sets out what is and is not permitted in detail.
Accuracy and consumer protection
A listing should describe the property honestly: the size, condition, furnishing level, included amenities (parking, broadband, outdoor space), and any building constraints. Overstating the condition, using photographs that do not represent the current state of the property, or making claims about recent refurbishment that cannot be evidenced exposes a landlord to ASA complaints and potential liability for misrepresentation. Applicant enquiries and personal data must be handled in line with UK GDPR, contact details submitted in response to a listing may only be used for the purposes for which they were given.
Pre-marketing compliance
Before publishing a listing, a landlord should confirm:
The property has a valid gas safety certificate (renewed annually), a current Electrical Installation Condition Report (every five years or at change of tenancy), and an Energy Performance Certificate with a minimum E rating, the EPC must be made available to prospective tenants at the point of marketing. Any required HMO or selective licensing is in place. August's compliance checklist confirms that these certificates are in date before marketing begins, so a landlord can list knowing the pre-marketing obligations are already met.
Viewings during an occupied tenancy
Where an existing tenant is still in occupation, arranging viewings for prospective tenants requires at least 24 hours' written notice and the occupying tenant's active consent, the rules are covered in the August definition of property viewings.
For a practical guide to writing an effective rental listing, covering structure, photography, description, and what to include or avoid, see the August guide to how to write a rental property listing.
Frequently asked questions
Does a rental listing have to show the exact rent from 1 May 2026?
Yes. Any written advertisement for a private assured tenancy must state a specific proposed rent. Advertising a price range, "price on application", or inviting offers is not permitted. The landlord must not accept offers above the advertised figure.
Is "no DSS" or "no children" wording still legal in a rental listing?
No. From 1 May 2026, Sections 34 to 38 of the Renters' Rights Act 2025 make it unlawful to discourage prospective tenants from enquiring about or applying for a property because they receive benefits or have children. Any advertisement containing such language exposes the landlord to a civil penalty of up to £7,000 for a first breach.
What documents must be in place before advertising a property?
A valid gas safety certificate, a current EICR, and an EPC rated E or above must all be in place before the property is marketed. The EPC must be made available to prospective tenants from the start of marketing. Any required HMO or selective licence must also be held before letting commences.
Can a landlord advertise "no pets" in a listing?
Landlords cannot include blanket "no pets" language that would actively deter all pet-owning applicants from applying, as this conflicts with the Renters' Rights Act 2025 right for tenants to request a pet. A landlord may refuse a specific pet request on reasonable grounds within 28 days, but should not discourage applications categorically.
