Landlord Law Changes 2026: Every New Rule

2026 is the biggest year for landlord regulation since the Housing Act 1988. Section 21 is gone. Tenancies have converted. A landlord database is coming. On energy efficiency, a lot has been proposed and none of it has been legislated. This tracker separates what is in force from what is proposed, organised by date, so you know exactly what applies and when.

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Timeline: All 2026 Landlord Changes by Date

6 April 2026: Making Tax Digital Begins

Landlords with gross rental and self-employment income over £50,000 (2024-25 tax year) must now keep digital records and submit quarterly updates to HMRC using approved MTD software. This replaces the traditional annual self-assessment return.

What you need to do:

• Sign up for HMRC-compatible MTD software
• Keep digital records of all rental income and expenses from 6 April 2026
• Submit quarterly updates (not returns, just summaries)
• File a final declaration after the tax year ends

The threshold drops to £30,000 from April 2027 and £20,000 from April 2028.

1 May 2026: Renters' Rights Act (Phase 1)

The single biggest shake-up. Everything below came into force on this date.

Section 21 abolished. No more no-fault evictions. Every eviction must now use Section 8 with a valid possession ground. Per MHCLG guidance (2026), landlords who had already served a Section 21 notice before 1 May had until 31 July 2026 to obtain a court order, or the notice becomes void.

All ASTs converted to periodic tenancies. Every existing assured shorthold tenancy automatically became an assured periodic tenancy (APT) on 1 May. No fixed terms. No end dates. Tenancies roll month to month until either party ends them.

New and amended possession grounds. The Section 8 grounds have been rewritten. Key changes:

• Ground 1: Landlord or family member moving in (4 months notice)
• Ground 1A: Selling the property (4 months notice)
• Ground 4A: Student HMO academic year cycle (new ground)
• Ground 6: Redevelopment (4 months notice, compensation required)
• Ground 8, 10, 11: Rent arrears grounds reformed

See EPCGuide's full notice periods table for every ground.

Rent increase restrictions:

• Maximum one increase per year
• Not within first 12 months of a new tenancy
• Must use Form 4A
• Minimum 2 months notice
• Tenants can challenge at the First-tier Tribunal

Tenant rights expanded:

• Maximum one month's rent as deposit (down from five weeks for most tenancies)
• Tenants can request pets; landlords must consider and give reasons for refusal
• Illegal to refuse tenants because they receive benefits or have children
• Tenants can give 2 months notice to end any tenancy

Discrimination protections: Blanket bans on tenants with children or those on benefits are now unlawful. Individual affordability assessments remain permitted.

31 May 2026: Information Sheet Deadline

Every private landlord must provide the government-produced Renters' Rights Act Information Sheet to all existing tenants by this date. Digital or paper. Failure to comply: fine up to £7,000.

This is a one-off requirement for existing tenancies. New tenancies must receive the sheet at signing.

Late 2026: PRS Database (Phase 2)

The Private Rented Sector Database will roll out gradually by area from late 2026. This is a national register of all landlords and rental properties in England, linked to each property's Unique Property Reference Number (UPRN).

Key facts:

• Registration will be mandatory for all private landlords
• Annual fee (amount TBC, expected to be confirmed by autumn 2026)
• Non-registration: fines up to £7,000, repeated breaches up to £40,000
• Landlords cannot serve valid possession notices without registration
• The database will be publicly searchable

Late 2026: Private Rented Sector Ombudsman (Phase 2)

A mandatory, independent ombudsman service for the private rented sector. All private landlords must join, regardless of whether they use a managing agent.

What the Ombudsman can do:

• Investigate tenant complaints for free
• Make legally binding decisions
• Order compensation payments
• Require landlords to take specific actions

The exact launch date and fee structure will be confirmed in secondary legislation during 2026.

October 2026: Awaab's Law Expansion

Awaab's Law, which came into force for social housing in October 2025, expands its scope in 2026. From October 2026, repair timeline requirements extend to cover:

• Excess cold and excess heat hazards
• Falls
• Structural collapse and explosions
• Fire and electrical hazards
• Domestic hygiene and food safety

While currently applying to social landlords, private sector extension is expected under Phase 3 of the Renters' Rights Act. Private landlords should treat these timelines as best practice now.

EPC and Energy Efficiency Changes

The MEES rules below apply in England and Wales only. Scotland and Northern Ireland have separate regimes.

Proposed Fines of £30,000

The maximum civil penalty in force is £5,000 in total per property, across all breaches combined, under regulation 40 of the Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015. MHCLG's January 2026 response proposed raising that to £30,000. That has not been legislated, so £5,000 remains the maximum today.

Proposed £10,000 Cost Cap

The cost cap in force is £3,500 per property including VAT, and it applies to reaching band E. The government has proposed a £10,000 cap alongside the band C standard, with spending from 1 October 2025 counting toward it and an alternative 10% of property value cap for properties worth under £100,000. None of that is law yet, but keeping receipts costs nothing.

Proposed EPC C Standard: 1 October 2030

The minimum EPC to let is band E, so bands D and E are legal to let. The government has proposed that all rental properties reach band C by 1 October 2030 for new and existing tenancies. To bring that in, government must first take powers through an Act of Parliament and then lay a statutory instrument amending the 2015 Regulations, targeted for 2027. No instrument has been laid, and an almost identical EPC C proposal was scrapped in September 2023.

Home Energy Model Delayed to 2027

The new Home Energy Model (HEM) that will replace the current EPC methodology has been pushed back to the second half of 2027. The government has proposed that it becomes compulsory for new EPCs from 1 October 2029.

ECO4 Grants Continue

ECO4 was extended and now runs until 31 December 2026, with measures needing to be installed (not just applied for) by then and no new applications accepted after that date. The Warm Homes Plan replaces it from 2027.

What Is Coming in 2027 and Beyond

These are announced but not yet in force. The EPC rows are government proposals that still need legislation:

What This Means for Landlords

The combined effect of these changes is significant. EPCGuide's analysis: landlords managing 2-3 properties face an estimated compliance cost of £500-£2,000 in 2026 alone (MTD software, information sheet distribution, potential database fees), before any EPC upgrade spending.

Immediate actions (May 2026):

1. Confirm you have distributed the RRA Information Sheet to all tenants
2. Review your possession grounds. Section 21 is gone. Know your Section 8 options.
3. Check your rent increase process complies with new rules
4. Ensure your deposit does not exceed one month's rent

Before end of 2026: 5. Budget for PRS Database registration fee 6. Prepare for Ombudsman membership 7. Review EPC ratings across your portfolio and plan upgrades toward the proposed 2030 band C standard

For 2027 planning: 8. If rental income is £30,000-£50,000, prepare for MTD from April 2027 9. Watch for MEES secondary legislation confirming final exemption rules 10. Consider whether to get EPCs done now or wait for the new methodology

Key Facts

• Section 21 abolished: 1 May 2026, no more no-fault evictions
• ASTs converted: All became periodic tenancies automatically on 1 May
• Information Sheet deadline: 31 May 2026, fine up to £7,000
• MTD start: 6 April 2026 for landlords earning over £50,000
• Rent increases: Once per year maximum, 2 months notice, Form 4A required
• EPC fines: £5,000 in total per property in force, £30,000 proposed
• Cost cap: £3,500 including VAT in force, £10,000 proposed
• Minimum EPC to let: band E, so D and E are legal to let
• PRS Database: Rolling out late 2026, registration mandatory
• Ombudsman: Mandatory membership from late 2026
• EPC C by 1 October 2030: proposed, not yet law

Frequently Asked Questions

What are the biggest landlord law changes in 2026?

The Renters' Rights Act (1 May 2026) abolished Section 21, converted all ASTs to periodic tenancies, and introduced new eviction grounds. Making Tax Digital started on 6 April 2026 for landlords earning over £50,000. A landlord registration database launches late 2026. On EPC, the government has proposed raising the maximum MEES penalty to £30,000 per property, but the maximum in force remains £5,000 in total per property.

When did Section 21 no-fault evictions end?

Section 21 was abolished on 1 May 2026 under the Renters' Rights Act 2025. Landlords can no longer evict tenants without a legally valid reason. All evictions must now use Section 8 with a specific possession ground. Per GOV.UK guidance (2026), notices served before 1 May had a 31 July deadline for court orders.

Do I need to register on the landlord database in 2026?

The Private Rented Sector Database will roll out gradually by area from late 2026. Registration will be mandatory for all private landlords in England with an annual fee. Failure to register could result in fines up to £7,000 or restrictions on serving possession notices. Exact launch dates vary by region.

What is Making Tax Digital for landlords?

From 6 April 2026, landlords with gross rental income over £50,000 must keep digital records and submit quarterly updates to HMRC using approved MTD software. This replaces the annual self-assessment return for qualifying landlords. The threshold drops to £30,000 from April 2027. Read EPCGuide's MTD setup guide.

What EPC changes affect landlords in 2026?

Legally, nothing changed in 2026: the minimum to let is still band E, the cost cap is still £3,500 including VAT, and the maximum civil penalty is still £5,000 in total per property. What changed is the policy direction. The government's January 2026 response proposed EPC C by 1 October 2030, a £10,000 cost cap counting spend from 1 October 2025, and a £30,000 maximum penalty, with secondary legislation targeted for 2027. None of it has been laid before Parliament. The Home Energy Model has also been delayed to the second half of 2027.

Can a landlord still increase rent in 2026?

Yes, but with restrictions. From 1 May 2026, landlords can only increase rent once per year, not within the first 12 months of a new tenancy, and must use Form 4A with at least 2 months notice. Tenants can challenge increases at the First-tier Tribunal if they believe the increase exceeds market rate.

Last updated: 19 August 2026. EPCGuide reviews this tracker monthly. Sources: GOV.UK Renters' Rights Act implementation roadmap, MHCLG January 2026 consultation response, NRLA key legislation updates 2026.