Last reviewed: 30 June 2026

The private rental sector has undergone significant change in 2026. New tenancy rules are now in force in England, Making Tax Digital has begun affecting some landlords, and tighter energy-efficiency requirements are approaching.

Whether you own one rental property or manage a larger portfolio, staying informed can help you meet your legal obligations, protect your investment and reduce the risk of unexpected costs.

Here are some of the main issues landlords should be aware of in 2026.

Important: The tenancy-law sections of this article relate mainly to private landlords in England. Different rules apply in Scotland, Wales and Northern Ireland. This article provides general information and is not legal, tax or financial advice.

1. The Renters’ Rights Act has changed private tenancies in England

Major provisions of the Renters’ Rights Act 2025 came into force on 1 May 2026.

The reforms changed how most private tenancies operate in England. Existing and new assured tenancies have generally moved to a system of assured periodic tenancies, rather than tenants being tied to a fixed term.

Under the new system, tenants can normally remain in a property until they decide to leave or the landlord obtains possession using a valid legal ground. Tenants can end their tenancy by providing the required notice, which is generally two months.

Landlords should review their tenancy documentation, internal procedures and communications to ensure they reflect the new rules.

What landlords should do

·      Check that tenancy agreement templates comply with the new legislation.

·      Provide tenants with all required written information.

·      Review how rent increases, possession notices and pet requests are handled.

·      Keep accurate records of notices, correspondence and supporting evidence.

·      Make sure any letting agent acting on their behalf has updated its processes.

Most landlords or letting agents with existing written assured tenancies were required to give every named tenant the official Renters’ Rights Act Information Sheet by 31 May 2026. GOV.UK states that failure to provide it by the deadline could result in a fine of up to£7,000. The exact government PDF had to be given as an attachment or printed copy; sending tenants only a link was not sufficient.

2. Section 21 “no-fault” evictions have ended

Since 1 May 2026, private landlords in England can no longer use section 21 of the Housing Act 1988 to regain possession of a property.

A landlord wishing to recover possession must instead use the revised section 8 process and establish an applicable legal ground. For more background on possession routes, read InsureMy’s guide to reasons a landlord can evict a tenant.

Grounds may include serious rent arrears, antisocial behaviour, the landlord intending to sell, or the landlord or a close family member needing to occupy the property. The correct notice period and evidence will depend on the ground being used.

Why record-keeping matters

·      Rent statements and records of missed payments

·      Copies of tenancy documents

·      Inspection and maintenance records

·      Written communications with tenants

·      Evidence relating to complaints or antisocial behaviour

·      Documents supporting an intention to sell or occupy the property

Landlords should obtain legal advice before starting possession proceedings, particularly where the facts are disputed.

3. New rules apply to rent increases and rental bidding

The Renters’ Rights Act also changed how rents can be set and increased.

·      Rent can generally be increased only once a year.

·      The landlord must use the revised statutory procedure.

·      The tenant must receive at least two months’ notice of the proposed increase.

·      Landlords and letting agents cannot ask for, encourage or accept an offer above the advertised rent.

·      Landlords and agents cannot normally request more than one month’s rent in advance.

These requirements have practical implications for property advertisements, application processes and tenancy administration. Landlords should ensure that agents do not invite prospective tenants to compete by offering a higher rent.

4. Landlords must consider requests to keep pets

Tenants in England now have a clearer right to ask permission to keep a pet. Landlords must properly consider a written request and cannot refuse it without a valid reason.

·      The type and size of the property

·      The species, size and number of animals

·      Leasehold or superior-landlord restrictions

·      Whether the property is shared

·      Animal-welfare considerations

·      The possible effect on neighbours or communal areas

A blanket “no pets” policy may therefore be unsuitable. Landlords should create a consistent process for receiving, assessing and responding to pet requests. Any conditions imposed should be lawful, proportionate and recorded in writing.

Where a tenancy or occupancy change could affect the risk, landlords should also review their landlord insurance cover and tell their insurer when required by the policy terms.

5. Discrimination against families and benefit recipients is prohibited

Landlords and agents in England must not disadvantage prospective tenants because they have children or receive benefits.

·      Refusing to arrange a viewing

·      Withholding information about availability

·      Preventing someone from applying

·      Refusing a tenancy solely for one of these reasons

·      Using wording such as “no DSS” in an advertisement

Landlords may still carry out lawful affordability and referencing checks, provided the same fair and consistent criteria are applied to applicants. Property owners should review advertisements, application forms and agent instructions to remove blanket exclusions.

6. Making Tax Digital now applies to some landlords

Making Tax Digital for Income Tax began applying to the first group of qualifying landlords on 6 April 2026.

According to HM Revenue and Customs, an individual must use the system from that date where they are registered for Self Assessment, receive income from property, self-employment or both, and have qualifying annual income of more than £50,000.

Practical steps

·      Confirm whether your income meets the threshold.

·      Choose HMRC-compatible accounting software.

·      Separate personal and property transactions where practical.

·      Digitise invoices, receipts and expense records.

·      Speak to an accountant or tax adviser about registration and reporting.

Landlords reviewing the commercial impact of these changes may also find InsureMy’s guide to the cost of landlord insurance useful when budgeting for property-related expenses.

7. Energy-efficiency requirements are becoming more demanding

Privately rented homes in England and Wales must currently achieve an Energy Performance Certificate rating of at least E, unless a valid exemption applies.

The government confirmed in January 2026 that a higher minimum energy-efficiency standard will apply to privately rented homes. All relevant tenancies are expected to comply with the higher standard by 1 October 2030, subject to the detailed rules and exemptions.

·      Checking when each property’s EPC expires

·      Reviewing the recommendations in the EPC

·      Arranging an updated assessment where necessary

·      Planning improvements alongside routine refurbishment

·      Retaining invoices and evidence of completed work

·      Checking whether grants or local support schemes are available

Where significant building work is planned, standard cover may not be sufficient. See InsureMy’s renovation insurance page for information about protecting properties during substantial works.

8. Damp, mould and property condition remain major risks

Landlords have continuing duties to keep rental homes safe and in good repair. Damp and mould should not be treated automatically as a lifestyle issue or left until the next scheduled inspection.

·      Leaks

·      Penetrating damp

·      Rising damp

·      Insufficient ventilation

·      Inadequate heating

·      Defective insulation or thermal bridging

Landlords should investigate the underlying cause, respond promptly and keep written records of reports, inspections and remedial work. For a practical overview, read A Landlord’s Guide to Helping Tenants with Mould Issues.

The government also plans to extend Awaab’s Law to the private rented sector, establishing enforceable timeframes for addressing serious hazards. Detailed implementation arrangements and timescales are still developing.

9. Smoke and carbon monoxide alarm duties continue

Landlords in England must ensure that:

·      At least one smoke alarm is installed on each storey containing living accommodation.

·      A carbon monoxide alarm is installed in any room used as living accommodation that contains a fixed combustion appliance, excluding gas cookers.

·      Required alarms are repaired or replaced after the landlord is informed that they are faulty and confirms thefault.

Alarms should be checked at the start of atenancy, with the result documented. These requirements sit alongside annual gas-safety checks where gas is supplied, electrical-safety inspections, fire-safety obligations and additional requirements that may apply to HMOs.

Landlords operating shared accommodation should also read InsureMy’s guide to HMOs for landlords.

10. A national landlord database and ombudsman are approaching

Further reforms are planned from late 2026.The government intends to begin the regional rollout of a Private Rented Sector Database, with registration expected to become mandatory for private landlords.

A new Private Rented Sector Landlord Ombudsman is also planned. This is intended to provide tenants with a route to resolve certain disputes without immediately going to court. The timetable is phased, and landlords should monitor official announcements.

11. Landlord insurance should reflect the property’s current use

Legislative compliance does not replace appropriate insurance. Standard home insurance is not normally designed for a property rented to tenants. Specialist landlord insurance can include buildings cover and may offer optional protection for a range of rental-property risks.

·      Landlord’s contents

·      Property owners’ liability

·      Loss of rent following an insured event

·      Alternative accommodation

·      Accidental or malicious damage

·      Legal expenses

·      Rent guarantee

Cover, exclusions and eligibility vary between insurers. For more detail on liability protection, see the Property Owners’ Public Liability Insurance Guide.

Landlords should notify their insurer of relevant changes, including:

·      A change in tenant type

·      The property becoming empty

·      Building or renovation work

·      A change from long-term letting to holiday accommodation

·      Business use at the property

·      Structural alterations

·      A change in the number of occupants

Failing to disclose a material change could affect a future claim.

A 2026 checklist for landlords

·      ☐ Update tenancy agreements and possession procedures.

·      ☐ Confirm that required Renters’ Rights Act information has been issued.

·      ☐ Review rent-increase and tenant-application processes.

·      ☐ Introduce a written procedure for pet requests.

·      ☐ Remove discriminatory wording from advertisements.

·      ☐ Check whether Making Tax Digital applies.

·      ☐ Review EPC ratings and plan future improvements.

·      ☐ Respond promptly to damp, mould and repair reports.

·      ☐ Test and document smoke and carbon monoxide alarms.

·      ☐ Check gas, electrical, fire and HMO compliance.

·      ☐ Review rebuilding costs, sums insured and policy limits.

·      ☐ Tell the insurer about changes in occupancy or property use.

·      ☐ Monitor the rollout of the landlord database and ombudsman.

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