There are hundreds of pieces of legislation on renting out a property, and a landlord\u2019s list of responsibilities is ever-changing. With the Renters\u2019 Rights Act now law and implementation starting from May 2026, there are major changes you need to know about.<\/p>\n\n\n\n
The expected impact of the Renters\u2019 Rights Act is landlords\u2019 greatest challenge, according to the Simply Business Landlord Report<\/a>. And a quarter (24 per cent) of landlords would like to see the government reduce regulation and red tape.\u00a0<\/p>\n\n\n\n Read our summary to make sure you\u2019re up to speed with the key pieces of legislation all landlords need to comply with. <\/p>\n\n\n\n The first step to making sure you\u2019re following your legal obligations as a landlord starts with your property. Not every home is suitable for renting and there are minimum standards that need to be met before you can consider it. <\/p>\n\n\n\n Understand the legislation for your property<\/a> here.<\/strong><\/p>\n\n\n\n From here, it\u2019s all about making sure you\u2019re following the regulations surrounding your tenants. You can find tenants by yourself or with the help of letting agents, but there are some legislations to be aware of both before and after signing a tenancy agreement.<\/p>\n\n\n\n Becoming a landlord can be a rewarding investment, but it requires a strong understanding of your legal obligations, as well as ongoing property management. A letting agent can help you stay on top of your obligations, but this guide can introduce you to what you need to know.<\/p>\n\n\n\n Explore your tenants\u2019 rights and regulations<\/a> here.<\/strong><\/p>\n\n\n\n Most regulations for landlords will fall into two categories \u2013 your property or your tenant. Before you\u2019re in a position to rent to a tenant, there are minimum requirements that your property must meet.<\/p>\n\n\n\n In the following section we’ll cover:<\/p>\n\n\n\n The Homes (Fitness for Human Habitation) Act 2018<\/a> <\/strong>is a piece of legislation that\u2019s designed to make sure all rented homes are safe for tenants. It states that all rental properties must: <\/p>\n\n\n\n And while the act covers the overall standards of a liveable property, there\u2019s more detail landlords need to understand. Specifically around the safety and energy efficiency of your property. <\/p>\n\n\n\n As part of the Renters\u2019 Rights Act<\/a>, the government is also introducing a Decent Homes Standard<\/a> to the private rented sector for the first time by 2035. This will set a clear minimum standard for housing quality.\u00a0<\/p>\n\n\n\n Meanwhile, landlords will also need to keep their properties free from serious hazards such as damp and mould under Awaab\u2019s Law<\/a>, which is being extended to private rentals. This is expected to come into force between 2026 and 2027.<\/p>\n\n\n\n Nine in 10 house fires are preventable, according to the government. That’s why it\u2019s important to do what you can to protect your tenant and your property. And it\u2019s a landlord\u2019s responsibility to make sure their property meets a minimum standard.\u00a0<\/p>\n\n\n\n These are the three key pieces of legislation about fire safety in rental properties:<\/p>\n\n\n\n Between these regulations, it\u2019s stated that there must be: <\/p>\n\n\n\n There\u2019s more complexity to fire safety depending on the type of property you have \u2013 read our guide on fire safety regulations<\/a> for more information.<\/p>\n<\/div>\n\n\n\n To legally rent out your property, it needs to have at least an Energy Performance Certificate<\/a> (EPC) rating of E. An EPC rating reflects how energy efficient your property is on a scale from A (best) to G (worst) . You can find accredited professionals in your area to assess your property on the government website<\/a>. <\/p>\n\n\n\n Once you have your certificate, you need to give a copy of it to your tenant before their tenancy starts. <\/p>\n\n\n\n The government has confirmed that rental properties will need to have a minimum Energy Performance Certificate (EPC) rating of C<\/a> by October 2030. Over half (55 per cent) of landlords think they\u2019ll need to make property improvements to meet this new standard (up from 50 per cent in 2024), according to our research.<\/p>\n\n\n\n It\u2019s a legal requirement for you to have an annual gas safety check completed by a registered engineer.<\/p>\n\n\n\n The engineer will need to assess all of the gas appliances in your property like boilers, cookers, and fireplaces. Our guide to getting a gas safety certificate<\/a> takes you through each step of the process. <\/p>\n\n\n\n And like with the Energy Performance Certificate, you need to give a copy of this certificate to renters before a tenancy begins.<\/p>\n\n\n\n Since 2021, it\u2019s been a requirement for landlords to have a specialist complete electrical safety checks<\/a> on their property every five years. <\/p>\n\n\n\n They\u2019ll give you an electrical certificate in the form of a written report \u2013 this is usually an Electrical Installation Condition Report (EICR).<\/p>\n\n\n\n You don\u2019t need to do a fresh set of checks every time a tenant moves out. But you should give the new tenants a copy of the current EICR at the beginning of their tenancy.<\/p>\n\n\n\n Another thing to consider is the type of property you want to let. If you\u2019re planning to rent out your property to three or more people or do a short-term holiday let, there\u2019s more regulation to consider.<\/p>\n\n\n\n If you\u2019re planning to rent out your property to three or more individuals, your property will be considered a house in multiple occupation (HMO). This doesn\u2019t mean a family of three or more, but single tenants separately renting their rooms within your property. <\/p>\n\n\n\n If your rental property is an HMO, there are more regulations to follow than a typical tenancy. Most of the additional laws are about making sure the property isn\u2019t overcrowded<\/a>. <\/p>\n\n\n\n And if you rent to five or more tenants in your property, then you\u2019ll need to apply for an HMO licence. <\/p>\n\n\n\n If you\u2019re considering letting out your property as an HMO, read our guide<\/a> for a comprehensive look at the regulations.<\/p>\n<\/div>\n\n\n\n If you want to rent out your property as a holiday home, on AirBnb for example, it could be considered a furnished holiday let<\/a>. Here are some of the requirements:<\/p>\n\n\n\n The special tax regime for furnished holiday lettings (FHLs) was abolished on 6 April 2025.<\/p>\n\n\n\n If you rent out a holiday home, your income and gains are now treated as a standard UK property business. This means:<\/p>\n\n\n\n Fire safety rules<\/a> unique to holiday lets still apply.<\/p>\n\n\n\n The Renters\u2019 Rights Act received Royal Assent in October 2025, and the first major phase of changes come into force on 1 May 2026. This legislation brings the biggest changes to renting in a generation.<\/p>\n\n\n\n In the following section we’ll cover:<\/p>\n\n\n\n It\u2019s a legal requirement for you to do right to rent checks on a tenant before they move into your property. A right to rent check confirms the immigration status of your tenant and whether they\u2019re legally allowed to rent a property in the UK.<\/p>\n\n\n\n Our guide on Right to Rent checks<\/a> goes into more detail on how to complete the checks and the consequences for not complying with the regulation.<\/p>\n<\/div>\n\n\n\n The Renters\u2019 Rights Act changes how tenancies work. From 1 May 2026, the fixed-term assured shorthold tenancy is being abolished for both new and existing tenancies.<\/p>\n\n\n\n Instead, all tenancies will be periodic (rolling), with tenants able to stay in their home until they decide to end the tenancy by giving two months\u2019 notice.<\/p>\n\n\n\n You\u2019ll need to provide tenants with a written statement of terms. For existing tenancies, you won’t need to issue a new agreement immediately, but you will need to provide an information sheet explaining the changes by 31 May 2026.<\/p>\n\n\n\n Under the new rules, you must also consider any request from a tenant to keep a pet<\/a>. You cannot unreasonably refuse a request, with tenants given the right to challenge a refusal.<\/p>\n\n\n\n The How to Rent guide<\/a> is a document that you\u2019re legally required to share with your tenant before or on the first day of their tenancy. It\u2019s a checklist that summaries a landlord\u2019s and tenant\u2019s responsibilities. <\/p>\n\n\n\n It\u2019s fine to email a digital version to them, just make sure you let them know. It\u2019s also important to occasionally look for changes to the How to Rent guide, as it\u2019s updated to reflect the latest legislation. And it\u2019s your responsibility to make sure your tenant has the most recent version. <\/p>\n\n\n\n The How to Rent guide is expected to be heavily rewritten to reflect the new laws under the Renters\u2019 Rights Act. A new version is expected to be published before May 2026.<\/p>\n\n\n\n Once the tenancy agreement has been signed, you can request a security deposit from your tenant. There are limits on the amount you can take as a deposit, with the maximum being: <\/p>\n\n\n\n Within 30 days of receiving the deposit, you need to transfer the deposit to a government-approved deposit protection scheme<\/a> (DPS). With a DPS, a third-party holds the deposit until the tenancy is over. It\u2019s your responsibility to give your tenant all the information of the DPS so they can access their deposit. <\/p>\n\n\n\n A DPS ensures that at the end of the tenancy, any disputes around the deposit are resolved fairly. <\/p>\n\n\n\n There\u2019s no limit to what you can charge for rent in the UK. To determine how much your rent should be, do some research in your local area to see what the going rate is for properties like yours. There are calculators available that can give you a rough idea. <\/p>\n\n\n\n The amount you charge for rent needs to be in your tenancy agreement. <\/p>\n\n\n\n However, there are regulations around how much and how regularly you can increase a tenant\u2019s rent.<\/p>\n\n\n\n There are new rules regarding rent setting and increases under the Renters\u2019 Rights Act.<\/p>\n\n\n\n Rental bidding will be banned from 1 May 2026. Landlords will be required to publish an asking rent for their property. They won\u2019t be able to ask for, encourage, or accept any bids above this price.<\/p>\n\n\n\n From 1 May 2026, landlords can only increase rent once a year to the market rate.<\/p>\n\n\n\n To do this, they must use a Section 13 notice<\/a> and give tenants at least two months\u2019 notice.\u00a0<\/p>\n\n\n\n On top of this, rent review clauses in tenancy agreements will no longer be permitted.<\/p>\n\n\n\n If a tenant feels the proposed increase is above the market rate, they can challenge it at the First-tier Tribunal.<\/p>\n\n\n\n When your tenant has moved in, they have a right to privacy and there\u2019s a process you need to follow when you need to visit the property. <\/p>\n\n\n\n If you need to visit your property, to do maintenance for example, you\u2019d need to give your tenant a minimum of 24 hours\u2019 notice. But your tenant also needs to agree to the time you’re suggesting, otherwise you won\u2019t be able to enter the property. <\/p>\n\n\n\n It also has to be at a reasonable time and has to be communicated in writing (an email or text is fine). You can find more detail in our piece on landlord\u2019s access rights<\/a>.<\/p>\n\n\n\n What is and isn\u2019t a landlord\u2019s responsibility when it comes to repairs and maintenance is sometimes viewed as a grey area. Our comprehensive guide to property maintenance<\/a> covers this topic in-depth, but here\u2019s an overview of a landlord’s responsibilities: <\/p>\n\n\n\n The Renters\u2019 Rights Act abolishes Section 21 evictions on 1 May 2026. This applies to both new and existing tenancies immediately.<\/p>\n\n\n\n This means landlords can no longer ask a tenant to leave their property without a reason. Instead, they must use a Section 8 notice and prove a valid ground for possession.<\/p>\n\n\n\n Section 8 grounds for possession have been reformed. Landlords will be able to use Section 8<\/a> to regain possession of their property if:<\/p>\n\n\n\n For grounds like selling or moving in, you generally can\u2019t use them in the first 12 months of a tenancy, and you must give four months\u2019 notice.<\/p>\n\n\n\n Some people renting out a property for the first time mistakenly think that a standard home insurance policy will cover them when it won\u2019t.<\/p>\n\n\n\n While landlord insurance isn\u2019t required by law, it can protect your financial interests and give you peace of mind, just in case something goes wrong during a tenancy.<\/p>\n\n\n\n You can choose from a wide range of covers depending on the level of risk you\u2019re prepared to live with. <\/p>\n\n\n\n Besides a standard landlord insurance policy, some also choose to cover themselves for:<\/p>\n\n\n\n Over 200,000 UK landlord policies, a 9\/10 customer rating and claims handled by an award-winning team. Looking to switch or start a new policy? Run a quick landlord insurance quote<\/a> today.<\/p>\n\n\n\nHow to become a landlord<\/h2>\n\n\n\n
Legislation for your property <\/h2>\n\n\n\n
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Minimum requirements for rental properties <\/h3>\n\n\n\n
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Fire safety standards<\/strong><\/h4>\n\n\n\n
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Energy efficiency standards <\/strong><\/h4>\n\n\n\n
Gas safety checks<\/strong><\/h4>\n\n\n\n
Minimum <\/strong>electrical safety standards <\/h4>\n\n\n\n
What kind of property are you renting out? <\/h3>\n\n\n\n
House in multiple occupation <\/h4>\n\n\n\n
Furnished holiday lets<\/h4>\n\n\n\n
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Tenants\u2019 rights and regulations <\/strong><\/h2>\n\n\n\n
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Right to rent checks<\/h3>\n\n\n\n
Tenancy agreements<\/h3>\n\n\n\n
Pet requests<\/h4>\n\n\n\n
How to Rent guide<\/h3>\n\n\n\n
Taking a deposit and deposit protection schemes<\/h3>\n\n\n\n
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Setting your tenant\u2019s rent <\/h3>\n\n\n\n
How to raise your tenant\u2019s rent<\/h4>\n\n\n\n
Access rights and property maintenance<\/h2>\n\n\n\n
Access rights for landlords<\/h3>\n\n\n\n
A landlord\u2019s responsibilities for property maintenance<\/h3>\n\n\n\n
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How to evict a tenant<\/h2>\n\n\n\n
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What insurance do landlords need?<\/strong><\/h2>\n\n\n\n
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Get set with tailored landlord cover<\/h3>\n\n\n\n