9 top tips for landlords

There’s an ever-growing labyrinth of dos and don’ts in the private rented sector.

If you’re a landlord – or considering making some extra income by becoming one – it’s important to stay on top of your legal obligations.

Together with ARLA Propertymark, the professional body for letting agents, we’ve pulled together nine need-to-knows for landlords.

/discover/property-news/renters-rights-act-what-you-need-to-know/

Before you look for prospective renters, check with your local council to see if you need a landlord licence.

Legislation introduced in 2006 means some areas have implemented licensing to clamp down on rogue landlords.

Crucially, as of May 2026, you must also register on the national Private Rented Sector (PRS) Database if you are renting out a property in England.

This is a mandatory property portal for all landlords. You are legally required to register yourself and your home before you can market the property or sign a tenancy agreement.

That means being rigorous with tenant referencing on rental applications to make sure your tenants are reliable and responsible.

Tenant screening includes checking their credit eligibility, getting any references from previous landlords and ensuring they have the right to lawfully live in the UK.

You risk a fine or even a jail sentence if you fail to carry out Right to Rent checks in England under the Immigration Acts 2014 and 2016. 

Top tip: it's a good idea to check with your tenant's previous landlord, as well as their current one, to get a fuller picture.

Under the Renters' Rights Act 2026, 2 new rules apply when you are looking for tenants.

1. Rental bidding is now illegal; you must accept the advertised rent and cannot accept higher bids.

2. Right to Rent checks for non-UK citizens must now be done via the Home Office online share code service. (It's a good idea to check with your tenant's previous landlord, as well as their current one, to get a fuller picture.)

You must protect your tenants’ deposits safely in a government-accredited scheme within 30 days of receiving it.

The amount of deposit you can take is capped at 5 weeks' rent. Additionally, you are limited to requesting a maximum of 1 month’s rent in advance as of May 2026.

You have a choice of three schemes: Deposit Protection Service (DPS), MyDeposits or the Tenancy Deposit Scheme (TDS).

Once you’ve done that, you’ll need to give your tenant the Deposit Protection Certificate and Prescribed Information, along with the Government’s updated How to Rent guide.

Make sure your property is up to scratch in terms of its energy performance – and hand a copy of the Energy Performance Certificate (EPC) to your tenant.

As of 1 April 2018, your property must be rated at least ‘E’ in the EPC. If you’re rumbled arranging a new letting without ensuring your property is up to this standard, you may be fined.

However, the government has confirmed that by 2030, all privately rented homes must meet Rating C or better. If you are carrying out maintenance or renovations now, it is worth aiming for that higher standard immediately to future-proof your investment.

Here are more details on Energy Performance Certificates.

The bar for safety has been raised with the Renters' Rights Act 2026.

You are still legally required to have all gas appliances checked annually and provide an electrical safety report (EICR) every 5 years.

Smoke alarms must be fitted on every floor, and carbon monoxide detectors must be in any room with a fuel-burning appliance.

Test both alarms on the first day of the tenancy. It’s also a good idea to install carbon monoxide detectors near gas appliances, although it is not compulsory.

If a tenant reports a serious hazard, such as damp or mould, you are legally required to investigate and fix it within strict statutory deadlines. If you fail to comply with these standards, your tenants can take legal action or report you to the council for an inspection.

Ultimately, you must make sure that your rental property in England is fit for human habitation.

If you fail to comply with standards set out under the Homes (Fitness for Human Habitation) Act 2018, your tenants can take legal action against you. 

It is good practice to respond to any maintenance requests in a positive and efficient manner too.

While it wasn't always a legal requirement, you must now provide every tenant with a written statement of terms before the tenancy begins.

You can no longer use an Assured Shorthold Tenancy (AST); all tenancies are now Assured Periodic Tenancies as of 1 May 2026.

This means there is no fixed term or end date, and the tenancy rolls on a monthly basis from day one.

Any old rent review clauses are now void so if you want to increase the rent, you must use a formal Section 13 (Form 4A) notice and give at least 2 months' notice.

Additionally, you must provide all existing tenants with the official 2026 Information Sheet by the end of this month.

Find out more about tenancy paperwork

It’s a good idea to regularly check the state of your property. But you are legally forbidden from entering without the tenant’s permission.

It’s best practice to give your tenants 24 to 48 hours’ written notice, and this should be stipulated in your tenancy agreement.

A good landlord insurance policy will cover loss of rent, damage, legal expenses and liabilities.

Remember that most standard building insurers do not provide the protection you’ll need as a landlord so it’s worth hunting around for specialist landlord cover.

If you don’t tell your buildings insurer that you’re renting out your property, you risk invalidating your policy.

Under the 2026 Act, tenants now have a legal right to request a pet. While you cannot unreasonably refuse, you can now require the tenant to pay for pet insurance to cover potential damage.

Furthermore, with Section 21 abolished, ensure your policy covers the new 4-month notice periods required under Section 8 if you ever need to sell or move back into the property.

Think about who your target tenant is, and make sure the property is ready for them. In a market where tenants can now leave with 2 months' notice, keeping your property in top condition is the best way to encourage them to stay long-term.

Above all, it must be clean, tidy and, most importantly, safe under the new 2026 standards. Continue to respond to maintenance requests in a positive and efficient manner to stay on the right side of compliance requirements and maintain a good relationship with your tenants.