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What are the new rules for landlords in 2026?
2026 is the most significant year for landlords in decades. Here are five key changes to be aware of:
What do landlords want from letting agents?
When choosing a letting agent, landlords typically prioritise three key qualities:
Can a landlord evict a tenant without a reason?
From 1 May 2026, no. The Renters’ Rights Act abolishes Section 21 ‘no-fault’ evictions. Landlords must instead use a Section 8 notice, citing one of the specific legal grounds for possession, such as rent arrears, anti-social behaviour, wishing to sell the property, or moving back in themselves.
Can a landlord refuse to allow pets?
From May 2026, blanket ‘no pets’ bans in advertising will no longer be permitted. While landlords can refuse a pet request on reasonable grounds such as another tenant having an allergy or the property being too small, they cannot simply advertise ‘no pets’ as a blanket policy
How much rent can a landlord ask for in advance?
Landlords cannot ask for more than one month’s rent upfront. Requesting several months’ rent in advance as a condition of securing a property will no longer be permitted.
What is the new Private Rented Sector (PRS) Database?
A new online database of all landlords and rental properties in England will be rolled out gradually from late 2026. Tenants will be able to use it to check that their landlord is properly registered.
What are the current EPC rating rules for rental properties, and what’s changing?
Currently, landlords in England and Wales must achieve a minimum EPC rating of E before letting a property. Anything rated F or G cannot legally be rented out unless a valid exemption applies.
This is set to change. From 1 October 2030, all private rented properties will need to meet a minimum EPC rating of C, regardless of tenancy type. A cost cap of £10,000 per property will apply to help landlords meet the new standard.
What are the legal obligations of a letting agent?
Letting agents have a duty of care towards tenants, even without a direct contractual relationship. This includes providing clear information about the property, any charges involved, and your rights as a prospective tenant including the right to cancel and any applicable cooling-off period.
Agents are also legally required to be a member of a redress scheme, such as the Property Ombudsman or Property Redress, giving tenants a route to raise complaints independently. As of May 2025, anti-money laundering checks on both landlords and tenants became a legal requirement for all UK letting agents.
Under the Renters’ Rights Act 2025, agents will also be banned from discriminating against applicants who have children or receive benefits, and must assess all prospective tenants on individual merit
What information can a letting agent ask for?
Letting agents will want to confirm you can afford the rent. You may be asked to provide recent payslips, bank statements, or a letter from your employer. If you’re self-employed, tax returns or an accountant’s reference may be requested instead.
Agents can also carry out a credit check, but only with your permission. You will also need to prove your right to rent in the UK, usually through a passport, photo ID, or a digital share code for non-UK nationals.
How long after referencing can I move in?
Referencing is usually a straightforward process. It typically takes between 2 and 5 working days, though in the best-case scenario it can be completed in as little as 24 hours. Delays can occur if employers or previous landlords are slow to respond, so it’s worth submitting all your documents promptly to keep things moving.
Can a letting agent access a property without permission?
It is illegal for a landlord or letting agent to enter a property without the tenant’s agreement, except in the case of an emergency or immediate threat to health and safety, such as a fire, the smell of gas, or structural damage that urgently needs attention.
In all other circumstances, the landlord or agent must give at least 24 hours’ written notice before visiting, and the visit must take place at a reasonable time.
Why do people fail tenant referencing?
Insufficient credit history is one of the most common reasons. This can happen due to age, having lived outside the UK, or moving address frequently, though it can also indicate that a false address history has been provided to conceal adverse credit.
The four most common reasons tenants fail referencing are:
Can tenants refuse viewings?
Tenants have the right to refuse viewings, and accessing a property without their permission could be considered harassment. Landlords and agents must always give at least 24 hours’ written notice and arrange visits at a reasonable time.
However, if a tenant refuses all requests for access or is persistently obstructive, they may be in breach of their tenancy agreement, which the landlord could pursue through the appropriate legal channels.
What are letting agents allowed to charge Tenants?
Under the Tenant Fees Act 2019, most charges to tenants are banned. Agents cannot charge for accompanied viewings, drawing up a tenancy agreement, conducting an inventory, exit fees, or renewing a tenancy.
The only payments that can lawfully be charged to tenants are rent, a security deposit, a holding deposit, utilities, TV licence, communication services, Council Tax, payments for varying a tenancy (capped at £50), and default fees for late payment of rent or replacement of a lost key or security device.
Breaching these rules can result in a fine of up to £5,000, or a banning order for more serious or repeat offences.
How long can a tenant have guest stay in a property in the UK?
Having someone stay with you is perfectly reasonable and well within your rights as a tenant. However, most tenancy agreements include a standard clause stating that a guest cannot stay for more than 14 days in any six-week period.
If a guest stays beyond this, the landlord may consider them an unauthorised occupant, which could put the tenancy at risk. If you want someone to stay longer term, it’s best to speak to your landlord or agent in advance.
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