Let properly.
Letting has changed more in the last year than in the last twenty. The rules are stricter, tenants have more rights and the penalties are real. Good landlords have nothing to fear, as long as everything is done properly.
What would your home let for?
Tell us a little about the property and we'll come back with an honest view of the rent, and what it would take to achieve it.
The new rules, plainly.
The Renters' Rights Act came into force for private tenancies in England on 1 May 2026. Here is what it means for you as a landlord.
- No more section 21
"No-fault" evictions have ended. To regain possession you now need a valid reason under section 8, such as selling, moving in yourself or a family member, or serious arrears.
- Every tenancy is rolling
Fixed terms have gone. Tenancies run month to month until the tenant gives notice or you have a legal ground to end them.
- A 12-month protected period
You cannot use the selling or moving-in grounds during the first year of a tenancy, and those grounds need up to four months' notice.
- Rent rises once a year
Increases must use a section 13 notice with at least two months' notice, can be challenged at tribunal, and rent review clauses no longer work.
- No bidding wars, one month up front
You can't invite or accept offers above the advertised rent, and you can't ask for more than one month's rent in advance.
- Pets and fair treatment
You can't unreasonably refuse a pet, and you can't turn tenants away because they have children or receive benefits.
- Still to come
A national landlord database and a landlord ombudsman are expected next. Registration will be compulsory, and penalties for getting things wrong run up to £40,000.
Summary for general information, correct at 27 October 2026. It is not legal advice; speak to us or a solicitor about your own tenancy.
Before you let.
- Gas safety certificateChecked by a Gas Safe engineer every year, with a copy to the tenant.
- Electrical safety report (EICR)At least every five years, and before a new tenancy if it has lapsed.
- Energy Performance CertificateA valid EPC, normally rated E or above, before you market the home.
- Smoke and carbon monoxide alarmsA smoke alarm on every storey, and a CO alarm in any room with a fixed combustion appliance.
- Deposit protectionRegistered in a government-approved scheme within 30 days, with the prescribed information served.
- Right to Rent checksCarried out for every adult occupier before the tenancy starts.
- LicensingSome homes, including many shared houses, need a licence from the council. Check before you let.
- The right insuranceLandlord buildings and contents cover, and consider rent protection.
Tax on rental income rises from April 2027. If you own property personally, it is worth reviewing how your portfolio is held and financed now, not next spring. Pillar Finance can help with the mortgage side; your accountant with the tax.
Buy-to-let mortgages →Most buy-to-let mortgages are not regulated by the Financial Conduct Authority.
Ask
me.
A question about property? Send it straight to me, whether it's buying, selling, a mortgage, renting or simply your street. I'll reply personally.