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Landlord law guide for England
The rules changed completely in 2026. Here is what you must do, what you must not do, and the deadlines, in plain words. Last checked 8 October 2026.
What's changing
- 6 Apr 2026Making Tax Digital starts for landlords with income over £50,000.In force
- 1 May 2026Renters' Rights Act: rolling tenancies, Section 21 abolished, new rent, pet and letting rules.In force
- 31 May 2026Deadline to give existing tenants the Information Sheet.In force
- 15 Dec 2026Landlord register opens, starting with the West Midlands.Coming
- 6 Apr 2027Property income tax rises to 22%, 42% and 47%. Making Tax Digital limit falls to £30,000.Coming
- 14 Nov 2027Last regional deadline to register (South West).Coming
- 2027 or laterAwaab's Law time limits for damp, mould and hazards extended to private landlords. No date set yet.Expected
- Apr 2028Making Tax Digital limit falls to £20,000.Coming
- By 2028Landlord Ombudsman opens. Joining will be compulsory.Expected
- Oct 2030Planned minimum EPC rating of C for rented homes, with a cost cap of £10,000.Expected
- 2035Decent Homes Standard applies to private rented homes.Expected
The rules today
- The Renters' Rights Act: what changedThe biggest change to renting in England in 30 years. In force since 1 May 2026.
- Finding a tenant and starting a tenancyAdverts, fair choice of tenant, what you can charge and what to hand over on day one.
- Tenancy depositsProtect it within 30 days, give the tenant the information, return it fairly.
- Right to Rent checksCheck every adult's immigration status before they move in.
- Gas, electrics, energy and alarmsGas every year, electrics every 5 years, EPC every 10, alarms tested on day one.
- Raising the rent (Section 13)Once a year, two months' notice, on the official form.
- Getting your property back (Section 8)Section 21 is gone. You now need a legal reason and the right notice.
- Repairs, damp and mouldFix problems in a reasonable time now. Awaab's Law time limits are coming.
- Pet requestsAnswer in writing within 28 days and don't refuse without a good reason.
- Licences for shared houses and some areasHMOs and homes in some council areas need a licence before you let them.
Get ready for
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Start freeThis guide is general information about the law in England, not legal advice. Laws and dates change, so check GOV.UK or ask a solicitor before acting on anything serious, such as asking a tenant to leave. Last checked 8 October 2026.