The private rental sector is undergoing its biggest transformation in decades. Over the past year we’ve seen significant legislative changes come into force, while further proposals continue to be discussed by Government and industry bodies.

With so much information circulating online, it can be difficult to separate confirmed facts from speculation.

Here’s our guide to the changes that are already in place, along with the proposals that landlords should be aware of for the future.

Confirmed Changes:

The Renters’ Rights Act is Now in Force

The biggest change to the private rental sector is the introduction of Phase 1 of the Renters’ Rights Act, which came into effect on 1st May 2026.

Key changes include:

• The abolition of Section 21 ‘no fault’ evictions.
• All new and existing assured tenancies becoming periodic tenancies.
• Landlords must now use specific Section 8 grounds to regain possession.
• Stronger protections against unreasonable rent increases.
• Greater rights for tenants to request pets.
• New rules designed to reduce discrimination against tenants with children or those receiving benefits.

These changes represent the most significant overhaul of renting legislation for many years.

Section 8 Possession Process

Landlords can still regain possession of their property where there is a legitimate reason to do so.  Examples include:

• Selling the property.
• Moving into the property yourself or allowing a close family member to do so.
• Serious rent arrears.
• Persistent late payment of rent.
• Breach of tenancy.
• Anti-social behaviour.

Each ground has its own qualifying criteria and notice period, making professional advice more important than ever.

Landlord Information Requirements

Landlords are now required to provide prescribed information to tenants regarding their rights under the new legislation.  This information can be contained in the tenancy agreement, or provided separately.

Keeping documentation accurate and up to date has become increasingly important, as mistakes could delay possession proceedings or lead to financial penalties.

Making Tax Digital

Making Tax Digital (MTD) for Income Tax is now being introduced in phases by HMRC.

From April 2026, landlords and sole traders with qualifying annual income over £50,000 must:

• Keep digital accounting records.
• Use HMRC-compatible software.
• Submit quarterly updates of income and expenses.
• Complete an annual digital declaration.

The income threshold will reduce to £30,000 from April 2027 and £20,000 from April 2028, meaning many more landlords will eventually fall within the scheme. HMRC has also allowed a 12-month transition period before late filing penalties are routinely applied.

If you currently keep your rental accounts on spreadsheets or paper records, now is a good time to consider moving to digital software before the requirements apply to you.

Confirmed Future Changes:

Private Rented Sector Database

The Government has confirmed plans to introduce a national database for landlords and privately rented properties.  The database is expected to contain:

• Contact details, including information for any joint landlords, and the type of ownership (freehold, leasehold, share of freehold or commonhold).
• Property details, such as full address, property type (house or flat), number of bedrooms, number of households or residents, and whether the property is occupied or furnished.
• Rent details, including how often it’s charged and whether bills are included.
• Furnishing status, whether the property is currently occupied (tenanted or vacant), and whether it’s furnished, unfurnished, or part-furnished.
• Safety and energy information, including Gas Safety Certificates, Electrical Installation Condition Reports (EICR) and Energy Performance Certificates (EPC).

Not all of this information will be publicly available.

Although the scheme has been confirmed, a testing phase began in July 2026 and the full registration process, registration cost and implementation dates are still being finalised.  Registration is expected to roll out on a phased, region-by-region basis starting in late 2026, with completion nationwide in 2027. The government has also confirmed the database will be renamed to “Register your rental property.”

Landlord Ombudsman

A mandatory Landlord Ombudsman is also due to be introduced.

Every private landlord will be required to join the scheme.

The Ombudsman will provide tenants with a free route to resolve complaints without needing to go through the courts.

Further details regarding fees, registration and timescales are expected from Government.

Rumoured or Proposed Changes:

The following proposals have been widely discussed but have not been confirmed.

EPC Requirements

One of the biggest topics is the possibility of increasing the minimum Energy Performance Certificate (EPC) requirement.  Previous proposals suggested privately rented properties may eventually need to achieve a minimum EPC rating of C before being let.  At the time of writing:

• No implementation date has been confirmed.
• Final requirements have not been announced.
• Consultation and further guidance are still expected.
• Reform of the current assessment criteria is expected.

Landlords considering improvements may wish to plan ahead, but there is currently no legal requirement for all rental properties to reach EPC C.

Decent Homes Standard

The Government has proposed extending the Decent Homes Standard to the private rented sector.  This could introduce minimum standards covering issues such as:

• Property condition.
• Damp and mould.
• Heating.
• Kitchen and bathroom facilities.
• Safety hazards.

While improving housing quality is widely supported, the detailed standards and implementation timetable have yet to be confirmed.

Awaab’s Law

Following changes already introduced in the social housing sector, there are proposals to extend Awaab’s Law to private rented homes.  If introduced, landlords could face strict legal timescales for investigating and resolving issues such as:

• Damp.
• Mould.
• Serious health hazards.

Although this has been announced as a future intention, detailed legislation for the private rented sector is still awaited.

Digitalisation of the Court Process

Many landlord organisations continue to call for improvements to the court system, including faster digital possession claims.

Whilst reforms are expected, there has been no confirmed timetable for significant changes.

Personal Tax Allowances

The basic personal allowance currently remains unchanged, income tax thresholds continue to be frozen until 2031.  This means that as rental income and wages increase over time, more landlords may find themselves paying higher rates of tax through a process often referred to as “fiscal drag”.

There have been discussions about increasing the personal allowance, but no changes have been confirmed yet.

Council Tax Reform

There has been increasing discussion around reforming Council Tax, with various organisations and think tanks proposing that the current system be replaced with a more modern property tax based on up-to-date property values.

While these proposals have received significant media attention, no nationwide replacement of Council Tax has been confirmed. At present, landlords should continue to budget using the existing Council Tax system, although further consultation and debate are expected.

Stamp Duty Reform

Stamp Duty Land Tax (SDLT) continues to attract debate, with industry bodies and economists arguing that the current system discourages people from moving home and can reduce housing mobility.

Despite speculation about possible reforms, the Government has recently stated that it does not intend to make changes to Stamp Duty in the forthcoming Budget, meaning the current rules remain in place for now.

Landlords purchasing additional properties should therefore continue to factor the existing SDLT rates and any applicable surcharge into their investment calculations.

What Should Landlords Do Now?

With legislation evolving rapidly, staying informed has never been more important.  Working closely with your letting agent, accountant and financial adviser can help ensure you remain compliant, avoid unexpected costs and make informed decisions about your property investments.  We recommend that landlords:

• Keep all tenancy documentation up to date.
• Ensure their property remains compliant with current legislation.
• Deal with maintenance issues promptly.
• Keep accurate records of inspections and communication.
• Budget for future property improvements where appropriate.
• Seek professional advice before serving possession notices.

We’re Here to Help

Keeping on top of changing legislation can be challenging, especially when rumours and unofficial information are widely shared online.  Our experienced team keeps up to date with every confirmed change affecting landlords, so you don’t have to.

Whether you own a single buy-to-let property or a larger portfolio, we’re here to help you stay compliant, protect your investment and navigate the changing rental landscape with confidence.

If you have any questions about how these changes affect your property, please get in touch—we’ll be happy to help.