10 things every landlord in England must know in 2026

2026 has been the biggest year for landlords in England in a generation. If you only have five minutes, read this list.

1. Section 21 is gone

"No-fault" evictions ended on 1 May 2026. To get your home back, you now need a legal reason (a "ground") under Section 8, the right notice, and, if the tenant stays, a court order. Read getting your property back.

2. Every tenancy now rolls month to month

Fixed terms ended automatically on 1 May 2026. Tenants can leave at any time with two months' notice. You can't sign a new fixed term.

3. Rent goes up once a year, the official way

The only way to raise rent is a Section 13 notice on Form 4A, with at least two months' notice, once a year. Old rent review clauses no longer work. Read raising the rent.

4. No bidding wars, no blanket bans

Advertise a rent and stick to it. You can't accept offers above it. You also can't refuse tenants just because they get benefits or have children.

5. One month's rent up front, at most

You can't take rent before the agreement is signed, or more than one month in advance.

6. Pet requests need an answer in 28 days

Tenants can ask in writing to keep a pet. You must reply in writing within 28 days, and you can't refuse without a good reason. Read pet requests.

7. The landlord register opens on 15 December 2026

Every landlord and every rented home must be registered, region by region. The West Midlands goes first, with a deadline of 14 March 2027, and the South West goes last, with a deadline of 14 November 2027. The fee is reported at £65 per home a year. Read the landlord register.

8. Damp and mould are under the spotlight

Awaab's Law already gives social landlords strict deadlines for damp, mould and emergencies. It's expected to reach private landlords, though no date has been set yet. Acting fast and keeping dated records now protects your tenants and you. Read repairs, damp and mould.

9. The fines are bigger

Councils can now fine up to £7,000 for a first breach and up to £40,000 for repeated or serious ones, and tenants can claim back up to two years' rent.

10. Tax is changing too

Making Tax Digital started in April 2026 for landlords with more than £50,000 of income. The limit falls to £30,000 in April 2027 and £20,000 in April 2028. Tax rates on rental income rise by 2 points from April 2027. Read Making Tax Digital.

The one habit that protects you

Keep a dated record of everything: when rent arrived, when a repair was reported and fixed, and when you gave each certificate to your tenant. Under the new rules, the landlord with the best records usually wins.

LetSync keeps those records for you automatically, for free for up to 5 homes. Start free, or browse the full landlord law guide.