1. The Renters Rights Act 2026
The Renters Rights Act (formerly the Renters Reform Bill) received Royal Assent and is now fully in force. This is the biggest change to private renting in England in over 30 years. Here's what it means for you as a landlord:
Key changes:
- Section 21 abolished: You can no longer evict tenants without giving a reason. All evictions must now use Section 8 grounds.
- All tenancies are periodic: Fixed-term tenancies no longer exist. All tenancies are now rolling monthly (periodic) from day one.
- Tenants can give 2 months' notice: Tenants can leave any tenancy with 2 months' notice, at any time.
- Property Portal mandatory: All landlords must register on the new government Property Portal.
- Ombudsman membership required: Criminal offence not to be registered with an approved ombudsman.
- Decent Homes Standard: The social housing Decent Homes Standard now applies to private rentals.
- Pet requests: Landlords must consider pet requests and can only refuse with "good reason".
- Rent increases: Limited to once per year via Section 13 notice. Tenants can challenge at tribunal.
Fine for non-compliance: Up to £7,000 for a first offence, £40,000 for repeat breaches. Criminal prosecution possible for serious violations.
2. Property Portal Registration
The new Property Portal is a government database of all private landlords and their rental properties in England. Registration is mandatory.
What you need to register:
- • Your personal details and contact information
- • Address of each rental property
- • Current EPC rating for each property
- • Gas and electrical safety certificate dates
- • Details of any managing agent
- • Confirmation of ombudsman membership
Fine for not registering: Up to £30,000. It is a criminal offence to let a property without being registered.
Deadline: All existing landlords must register within 6 months of the Portal going live. New landlords must register before marketing a property.
3. EPC Requirements
Energy Performance Certificates are now more important than ever. The Minimum Energy Efficiency Standards (MEES) have been tightened significantly.
Current requirements:
- • New tenancies: Must be EPC Band C or above
- • Existing tenancies: Must be Band C by 2028 (but check — some councils enforce earlier)
- • EPC validity: 10 years from date of issue
- • Must be provided: To tenants before they sign a tenancy agreement
Fine for breach: Up to £30,000 per property. This is per property, not per landlord — so a portfolio of 10 non-compliant properties = up to £300,000.
Use our EPC Upgrade Cost Calculator to estimate what it'll cost to reach Band C.
4. Safety Certificates
You are legally required to maintain several safety certificates for every rental property:
| Certificate | Frequency | Fine |
|---|---|---|
| Gas Safety Certificate (CP12) | Annual | £6,000 |
| Electrical Installation Report (EICR) | Every 5 years | £30,000 |
| Smoke alarms (every floor) | Check at start of tenancy | £5,000 |
| Carbon monoxide alarms | Check at start of tenancy | £5,000 |
| Legionella risk assessment | Every 2 years (recommended) | Unlimited (HSE) |
5. Deposit Protection
All deposits must be protected in a government-approved scheme within 30 days of receipt. The three approved schemes are: DPS, MyDeposits, and TDS.
Fine for not protecting: The tenant can claim 1-3x the deposit amount through the courts. You also cannot serve a valid Section 8 notice until the deposit is properly protected.
Maximum deposit: 5 weeks' rent (for annual rent under £50,000) or 6 weeks' rent (for annual rent of £50,000+).
Use our Deposit Return Calculator to calculate fair deductions at end of tenancy.
6. Licensing & HMOs
Houses in Multiple Occupation (HMOs) require a licence if they have 5+ tenants from 2+ households. Many councils also operate additional and selective licensing schemes.
Fine for unlicensed HMO: Up to £30,000 (civil penalty) or unlimited fine + criminal record (prosecution). Tenants can also claim back up to 12 months' rent via a Rent Repayment Order.
7. Ombudsman Membership
Under the Renters Rights Act, all private landlords must be a member of a government-approved ombudsman scheme. This gives tenants a free route to resolve disputes without going to court.
Fine for non-membership: Up to £7,000 (first offence), £40,000 (repeat). It is a criminal offence.
8. Eviction (Post Section 21)
With Section 21 abolished, all evictions must now use Section 8 grounds. The key grounds available are:
- • Ground 1: Landlord wants to sell (4 months' notice, can't use in first 12 months)
- • Ground 1A: Landlord or family wants to move in (4 months' notice)
- • Ground 8: Serious rent arrears (2+ months, mandatory ground)
- • Ground 14: Anti-social behaviour (immediate, discretionary)
- • Ground 6: Major works required (2 months' notice)
Use our Section 8 Notice Generator to create correctly formatted notices.
9. Tax Obligations
Rental income is taxable. Key tax points for 2026/27:
- Mortgage interest relief: 20% tax credit only (no higher-rate relief)
- Capital Gains Tax on sale: 18% (basic rate) or 24% (higher rate)
- Annual Tax on Enveloped Dwellings (ATED) for company-owned properties
- Self-assessment deadline: 31 January following the tax year
10. Insurance Requirements
While not legally mandatory (except buildings insurance if you have a mortgage), the following are strongly recommended:
- Buildings insurance (required by most mortgage lenders)
- Landlord contents insurance
- Landlord liability insurance
- Rent guarantee insurance
- Legal expenses insurance
11. Right to Rent Checks
You must verify that all adult tenants have the legal right to rent in England before the tenancy starts. This involves checking original identity documents or using the Home Office online checking service.
Fine for not checking: Up to £20,000 per tenant (civil penalty) or up to 5 years imprisonment (criminal offence for knowingly renting to illegal immigrants).
12. Pet Requests (New Rules)
Under the Renters Rights Act, tenants can request to keep a pet. You must respond within 42 days. You can only refuse if you have a "good reason" (e.g., lease restriction, property unsuitable for the animal). You can require the tenant to have pet damage insurance.
13. Rent Increases (New Rules)
Rent can only be increased once per year using a Section 13 notice. The increase must reflect market rates. Tenants can challenge any increase at a First-tier Tribunal, which will determine the market rate.
14. Fines & Penalties Summary
| Offence | Maximum Fine |
|---|---|
| EPC below minimum standard | £30,000 |
| Property Portal non-registration | £30,000 |
| Unlicensed HMO | £30,000 |
| No EICR | £30,000 |
| Right to Rent failure | £20,000 |
| No ombudsman membership | £7,000-£40,000 |
| No gas safety certificate | £6,000 |
| No smoke/CO alarms | £5,000 |
| Deposit not protected | 1-3x deposit |
Use our Fine Calculator to see your total exposure across your portfolio.
15. Complete Compliance Checklist
□ Registered on Property Portal
□ Member of approved ombudsman scheme
□ All properties EPC Band C or above
□ Gas Safety Certificates current (annual)
□ EICRs current (every 5 years)
□ Smoke alarms on every floor
□ Carbon monoxide alarms in rooms with fuel-burning appliances
□ Deposits protected within 30 days
□ Prescribed Information served to tenants
□ How to Rent guide provided (latest version)
□ Right to Rent checks completed and documented
□ HMO licence obtained (if applicable)
□ Selective licence obtained (if in designated area)
□ Legionella risk assessment completed
□ Fire safety risk assessment (HMOs)
□ Furniture fire safety compliant
□ Tenancy agreement updated for Renters Rights Act
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