Landlord Hub
The Short Version
The Renters' Rights Act became law in October 2025, and the main changes took effect on 1 May 2026:
- Section 21 "no fault evictions" were abolished
- Open-ended periodic tenancies replaced fixed-term assured shorthold tenancies
- Rent increases now follow a strict legal process
- Tenant rights around pets were strengthened
More changes, including a landlord property database, a new Ombudsman, and minimum property standards — are being phased in through 2026, 2027 and 2028. If your property is managed by Paramount, we've already built these changes into how we operate so you don't need to worry.
What is the Renters' Rights Act?
The Renters' Rights Act 2025 is the biggest shake-up of private renting in England in over 30 years. It received Royal Assent on 27 October 2025, and its core reforms came into force on 1 May 2026
If you're a landlord with a rental property in London, this Act now governs how you end a tenancy, how you raise rent, and how you advertise and let your property. Some of its provisions are already live; others are still being rolled out.
What has changed (in effect since 1 May 2026)
Regaining possession of your property. You can no longer end a tenancy simply by giving notice. To regain possession of your property, you will now need to use a valid legal ground under Section 8, which includes selling your property, moving in yourself or a close family member, serious rent arrears, or anti-social behaviour.
Tenancies no longer have a fixed term. Every tenancy, whether new or pre-existing, is now an open-ended "periodic" tenancy that rolls month to month. Tenants can leave with two months' notice at any time, while landlords can end the tenancy using a valid Section 8 ground as above.
Rent increases follow a defined legal process. You can raise the rent once every 12 months, using a Section 13 notice with at least two months' written notice. Rent review clauses in tenancy agreements are no longer valid. Tenants can also challenge an increase at the First-tier Tribunal if they believe the increase is above market rate, though this process is due to change. The government has announced that HMRC's Valuation Office will take over making the initial decision on these challenges, moving them away from the First-tier Tribunal with the aim of resolving disputes faster. The Tribunal remains in place while this new service is built.
Rent bidding. Offers above the advertised rent can no longer be invited or accepted.
Advance rent is capped. You can no longer ask for more than one month's rent upfront.
Stronger tenant protections. Landlords must reasonably consider requests to keep a pet (though can require pet insurance), and it's now illegal to refuse tenants solely because they receive benefits or have children.
Changes to come
The PRS Database is a mandatory register for landlords and their properties, the first stage of which is being launched this December.
A new "Register your rental property" service will launch on 15 December 2026, starting with the West Midlands before rolling out region by region across England over the following 12 months. Once your region joins the scheme, you'll have three months to register each property, and every landlord letting property in England must be registered by 14 November 2027.
The Private Rented Sector Ombudsman will give tenants a free route to resolve disputes without going to court. Mandatory membership for landlords is expected from 2028.
The Decent Homes Standard, which sets minimum quality requirements for rented homes, is expected to apply in full by the mid-2030s, though the exact date hasn't been confirmed.
Awaab's Law, which sets strict legal timeframes for fixing serious hazards like damp and mould, already applies to social housing. Its extension to private rentals is expected but doesn't have a confirmed date yet.
We'll keep this page updated as each of these is confirmed.
How to protect yourself as a landlord under the new rules
The single most important thing you can do is get your paperwork and processes in order now, not when a tenancy dispute lands on your desk. That means:
- Building rent reviews into a proper annual Section 13 process, priced strategically against genuine market comparables
- Making sure any notice you serve uses the correct, currently valid Section 8 ground
- Keeping records that show you've complied with your obligations, in case of a future PRS Database check or Ombudsman complaint
This is exactly the kind of process-heavy compliance work that's easy to get wrong if you're managing on your own, or relying on a less-than-diligent agent. And it's costly if you do.
Get in touch
Have more questions? We're here to answer them. Get in touch to find out how the Renters' Rights Act affects your specific situation.
Call: 020 7372 0202We've seen every cycle, every market, every legislative shift - and the landlords who do best are the ones that don't face it alone. That's what we're here for.
- Reagan Bradley, Director of Lettings and Property Management
Renters' Rights Bill FAQs
Yes. Section 21 "no-fault" evictions were abolished on 1 May 2026. Landlords can no longer end a tenancy by giving notice without a reason. You must now use a valid ground under Section 8, such as selling the property, moving in yourself, serious rent arrears, or anti-social behaviour.
Yes, by using a valid Section 8 ground. You can no longer evict without a reason. Common grounds include wanting to sell, moving in yourself or a close family member, persistent or serious rent arrears, and anti-social behaviour. Each ground will have its own notice period and evidence requirements.
Once every 12 months. You must serve a Section 13 notice giving at least two months' written notice, and the increase must reflect genuine market rent. Rent review clauses in tenancy agreements are no longer valid.
No. Since 1 May 2026, it's illegal to request more than one month's rent in advance from a tenant.
No. Since 1 May 2026, all assured shorthold tenancies - new and existing - became open-ended "periodic" tenancies. There's no fixed end date; tenants can leave with two months' notice at any time, and landlords can only end the tenancy using a valid Section 8 ground.
Yes. Under the Renters' Rights Act, you can still sell a rental property with vacant possession, you'll just need to use Ground 1A under Section 8 rather than Section 21. This is a mandatory ground, so once the conditions are met the court must grant possession, but you'll need to give tenants at least four months' notice, and the notice can't expire until the tenancy has run for a full 12 months. You can also sell a property with a tenant already in place at any time, without serving notice at all.
The government has announced that HMRC's Valuation Office will take over making initial decisions on rent increase challenges, moving this away from the First-tier Tribunal, with the aim of resolving disputes faster. The Tribunal remains in place while this new service is built.
A new "Register your rental property" service launches on 15 December 2026, starting in the West Midlands before rolling out across England over the following 12 months. You'll have three months to register once your region joins the scheme, and every landlord letting property in England must be registered by 14 November 2027.
Yes, once the scheme applies to you. Your registration number will then need to appear on property adverts. Later phases will also require unoccupied properties to be registered before they can be advertised.
The Private Rented Sector Ombudsman is being established from late 2026, with mandatory landlord membership expected from 2028. It will give tenants a free route to resolve disputes with their landlord without going to court.
The Short Version
Making Tax Digital is now live. Since 6 April 2026, landlords earning over £50,000 a year (rental income plus any self-employed income) must keep digital records and file a summary with HMRC every quarter, instead of one annual tax return. From April 2027, that threshold will drop to £30,000. You'll still only need to pay tax annually, but you'll now be reporting four times a year through HMRC-recognised software.
What you'll need is Making Tax Digital
Making Tax Digital (MTD) for Income Tax is HMRC's move from a single annual tax return to ongoing digital reporting. If it applies to you, you now need to keep digital records of your rental income and expenses, and submit a summary to HMRC every three months through compatible software. A spreadsheet on its own is no longer enough.
It doesn't change how much tax you pay or when you pay it - just how often, and how, you report.
At Paramount we've assessed the market and partnered with a leading software provider. Get in touch below to enquire.
Who does it affect, and when?
MTD is being rolled out in stages, based on your gross income from property and any self-employment combined (income before expenses):
- From April 2026 it's mandatory if your gross qualifying income was over £50,000 in the 2024/25 tax year. This is already in effect.
- From April 2027 the threshold drops to over £30,000, based on your 2025/26 income.
- Further phases are expected to lower the threshold further, though later dates haven't been confirmed yet.
If you jointly own a property, only your personal share of the rental income counts towards your threshold. Limited company landlords are not affected by MTD - you'll continue filing company accounts and paying corporation tax as before.
Key Dates for Making Tax Digital
Once you meet the threshold for submission, you'll submit four quarterly updates plus a final year-end submission:
- 6 April to 5 July (Q1): deadline for submission 7 August
- 6 July to 5 October (Q2): deadline for submission 7 November
- 6 October to 5 Jan (Q3): deadline for submission 7 February
- 6 Jan to 5 April (Q4): deadline for submission 7 May
You can opt to use calendar quarters (to month-end) instead if that's simpler for your bookkeeping, the filing deadlines stay the same.
Your final declaration replaces your old Self Assessment return and is still due by 31 January after the tax year ends, so this deadline doesn't change. Tax payment dates are also unchanged.
What you need to do as a landlord
- Confirm whether your gross rental (and any self-employment) income puts you over the £50,000 threshold now, or the £30,000 threshold from 2027
- Choose HMRC-recognised software to keep records and file your quarterly updates
- Make sure you're logging income and expenses as they happen, rather than at year-end. If Paramount manages your portfolio, we're already doing this for you, and we've partnered with compatible software to make your submissions as easy as possible. Click below to enquire.
Get in touch
If you'd like to enquire about our Making Tax Digital software partner, or have any other questions for us, get in touch below.
Call: 020 7372 0202If you're a landlord with property in London, understanding your tax obligations is crucial to managing your rental income effectively and ensuring you're compliant with HMRC regulations. Navigating the complexities of landlord taxes can be challenging, especially when it comes to knowing which expenses are tax-deductible and what specific rules apply to rental properties. To help you stay on top of your tax responsibilities and avoid any unexpected surprises, we've put together a list of tips and reminders based on the most common questions we receive.
Whether you're new to renting out your property or an experienced landlord, these insights will help you optimise your tax situation and make informed decisions about managing your rental income.
Did you know you could deduct that?
- Letting agent's fees
- Accountant's fees
- Costs associated with general maintenance and repairs (but not improvements)
- Rents, ground rents, and service charges
- Landlord insurance
- Insurance covering appliances like boilers ex. the British Gas HomeCare cover
- Costs of services like gardeners and cleaners
- Between tenancy inventories and deep cleans
- Compliance checks like gas safety inspections (GSIs), EICRs and EPCs
- Water rates, council tax, gas and electricity
- Legal fees for lets of a year or less, or for renewing a lease of less than 50 years
- Direct costs like phone calls, stationary and advertising for new residents
But remember...
You can no longer deduct any of your mortgage expenses from your rental income to reduce your tax bill. Instead, you will now receive a tax-credit, based on 20% of your mortgage interest payments.
Also, if you let out your property for only part of the year, or you let out only part of your home, remember to apportion your expenses.
If you live overseas
If you live overseas and rent out property within the UK, we recommend speaking to a tax advisor to be sure of where you stand. That said, these are things to be mindful of when it comes to your taxes.
The Non-Resident Landlord Scheme:
This is an HMRC scheme that requires letting agents to deduct the basic tax rate from rental income before paying it to the landlord, specifically those who live outside the UK for more than 6 months per year. These landlords can apply to HMRC to receive their rental income without being taxed in this way - this is done with an NRL1 form. At Paramount, we ask for a copy of your NRL1 form to confirm that we do not need to withold the tax for HMRC.
Filing a UK Tax Return:
It goes without saying (but we're saying it just in case) - even when you live abroad, you are still required to file a UK Self Assessment tax return if you receive rental income from UK property. This includes declaring your income, deducting allowable expenses, and paying any due tax.
Double Taxation Agreements:
Check if your home country has a double taxation agreement with the UK. These agreements can help avoid being taxed on the same income in both the UK and your country of residence.
Inheritance Tax:
Your domicile status (not just your residency) plays a crucial role in determining your liability for UK inheritance tax. If you're UK-domiciled, your worldwide estate will be subject to UK inheritenace tax, even if you live abroad. Living outside the UK could also mean your estate is subject to inheritance tax in both the UK and your country of residence. Make sure to know your domicile status and check for a double taxation agreement between the UK and your country of residence.
Capital Gains Tax (CGT):
As with UK resident landlords, non-UK resident landlords are also liable for CGT if they decide to sell their UK property. The tax is payable on the increase in GBP value from the date of acquisition to the date of sale.
There is a strict 60 day filing and tax payment window which starts on the date of completion of sale of the property.
Need some help?
If you'd like some help or advice on your taxes as a landlord, we recommend getting in contact with Ryan Lane CTA ATT (Fellow) at Warrener Stewart. You can email him at [email protected] or click here to find out about his experience and specialties.
It's 2025.
A one-size-fits-all approach to agency is outdated, and frankly, just plain wrong. Your needs as a landlord are completely unique to you and your circumstances. A landlord renting out their flat to pursue a job opportunity overseas has entirely different needs than an experienced landlord with a well-established property portfolio.
We begin every customer relationship by learning about your needs, preferences, and future plans. Do you prefer frequent updates and guidance, or would you rather we take the reigns? Who are your ideal residents? And if the right opportunity arises, do you have an appetite for portfolio growth?
A completely personal approach
The better we know you, the more effective we can be at achieving your desired outcomes. We put together a strategy for letting and managing your property that is entirely unique to you. This includes carefully matching you with the right Lettings Consultant and Property Manager (or Asset Manager as we say).
Whether you unexpectedly need to let your property out, want expert advice on portfolio growth, or anything in between - we have a tailored approach to help you get where you want to be.
First-Time Landlord
Whether you've purchased your first buy-to-let property or you've become a landlord unexpectedly, there's a lot to learn when it comes to effective marketing, tenancy progression, property management, property maintenance, and London's complex laws and regulations around compliance.
If you're a first-time landlord, you're likely to want a lot of guidance while you get the hang of things. We'll help you plan ahead, stay compliant, and get the greatest benefit out of your rental investment.
Experienced Landlord
If you've been renting out your property (or properties) for several years, you know how it all works. You're aware of your legal obligations as a landlord and understand compliance requirements when it comes to renting property in London. You know what it takes to manage and maintain a rental property.
It may be time for a rental review to check if your property is achieving its maximum potential market rent. You may also be considering management options if you've been self-managing, or you may be looking for suggestions on strategic maintenance upgrades if your property has had many tenancy cycles without investment.
An experienced landlord will benefit from expert advice on marketing, management and maintenance to take things to the next level.
Expert Landlord
As a highly experienced landlord you might have 10+ years' experience in lettings and a portfolio of properties in London. You may run them like a business, and indeed, may let your portfolio through a limited company. You may be a seasoned investor and might even operate as a full-time property professional.
Expert landlords tend not to want to get involved in the day-to-day decisions of managing and maintaining their properties. They need an agent they can trust who can work within their budget and timeline to make decisions on their behalf. Their agent needs to balance upkeep of their investment and tenant satisfaction with their target ROI.
Overseas Landlord
Property in London is a great investment, especially considering capital appreciation. It's no surprise that many people choose to retain their property when they move abroad, or purchase from abroad to let out. That said, landlords based overseas - whether temporary or permanent - face unique challenges that make having an exceptional agent a necessity.
You need to have total faith that your agent is on top of property management, maintenance and compliance. Frequent, reliable communication is critical so you know exactly what's going on. Periodic video updates showing the condition of your property, the communals and the external are essential for peace of mind.
You need to be able to trust your agent is on top of everything and has your best interests at heart with everything, from marketing to maintaining the condition of your investment.
