Letting a property in England involves a number of legal responsibilities designed to protect tenants and ensure properties are safe and properly managed. At Kings Estate Agent, we help landlords remain fully compliant with the latest legislation and regulatory requirements.
Below are some of the key legal obligations landlords must meet when renting out a property.
From 1 May 2026, the Renters’ Rights Act introduces significant reforms to the private rented sector in England, affecting how tenancies are structured, how landlords regain possession of properties, and how rents are managed. These changes apply to both new and existing tenancies. Key Changes Landlords Need to Know:
1. End of Section 21 “No-Fault” Evictions: Landlords will no longer be able to evict tenants using a Section 21 notice.
Instead, possession will only be possible through Section 8 grounds, such as:
Serious rent arrears
Anti-social behaviour
The landlord selling the property
The landlord or a family member moving into the property
This means landlords must have a legitimate legal reason to regain possession.
2. Fixed-Term Tenancies Will Be Abolished: From May 2026:
Assured Shorthold Tenancies (ASTs) will end
All tenancies will become Assured Periodic Tenancies (APTs)
Tenants will be able to stay in the property indefinitely unless they choose to leave or the landlord has valid possession grounds.
Tenants will be able to leave with two months’ notice at any time.
3. Limits on Rent Increases: Landlords will only be able to increase rent once per year. Rent increases must follow a formal process and tenants will have the right to challenge excessive increases through a tribunal.
4. Ban on Rental Bidding Wars: Letting agents and landlords must advertise a clear rental price. They will not be allowed to encourage or accept offers above the advertised rent from prospective tenants.
5. Restrictions on Rent in Advance: Landlords will only be able to request one month’s rent in advance, preventing large upfront payments being requested from tenants.
6. Stronger Tenant Rights: Additional protections will include:
Landlords must reasonably consider tenant requests to keep pets
Landlords cannot discriminate against tenants with children or those receiving benefits
A Private Rented Sector Ombudsman will be introduced later in 2026
These reforms aim to increase tenant security and fairness in the rental market.
Administrative Requirements for Landlords: For existing tenancies before 1 May 2026, landlords generally won’t need to rewrite tenancy agreements, but they will need to provide tenants with a government information sheet explaining the new rules.
Why This Matters for Landlords: The new legislation will fundamentally change how rental properties are managed, including:
Eviction procedures
Tenancy agreements
Rent reviews
Tenant rights
Landlords who fail to comply with the new rules may face significant financial penalties and legal complications.
This is why many landlords rely on professional property management services to ensure their property remains fully compliant with the latest legislation.
Link to Legislation
The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require landlords to ensure that electrical installations in rental properties are inspected and tested at least every five years.
This includes:
Obtaining an Electrical Installation Condition Report (EICR)
Providing the report to tenants
Completing any required remedial works within the specified timeframe
Under the Gas Safety (Installation and Use) Regulations 1998, landlords must ensure that all gas appliances, pipework, and flues in a rental property are safe.
Key requirements include:
An annual Gas Safety inspection carried out by a Gas Safe registered engineer
Providing tenants with a valid Gas Safety Certificate
Maintaining all gas appliances in safe working order
Under the Energy Performance of Buildings (England and Wales) Regulations 2012, landlords must provide tenants with a valid Energy Performance Certificate (EPC).
Requirements include:
An EPC rating of E or above for most rental properties
Providing a copy of the EPC before the tenancy begins
The Housing Act 2004 requires landlords to protect tenant deposits in a government-approved Tenancy Deposit Protection (TDP) scheme.
Landlords must:
Protect the deposit within 30 days of receipt
Provide tenants with the prescribed information relating to the deposit scheme
Failure to comply can result in financial penalties and restrictions on serving possession notices.
Under the Immigration Act 2014, landlords must check that tenants have the legal right to rent property in the UK.
This involves:
Checking identification documents before the tenancy begins
Keeping records of the checks
Conducting follow-up checks where required
The Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022 require landlords to install and maintain safety alarms in rental properties.
Landlords must ensure:
At least one smoke alarm on each storey of the property
A carbon monoxide alarm in rooms with a fixed combustion appliance
Alarms are tested and working at the start of each tenancy
The Assured Shorthold Tenancy Notices and Prescribed Requirements (England) Regulations 2015 require landlords to provide tenants with the government’s “How to Rent: The Checklist for Renting in England” guide at the start of a tenancy.
Failure to provide this document may prevent landlords from serving a valid possession notice.
Some properties may require a licence under the Housing Act 2004 if they are classified as a House in Multiple Occupation (HMO).
Licensing requirements typically apply where:
Five or more people live in the property
Tenants form more than one household
Facilities such as kitchens or bathrooms are sharedLocal authorities may also impose additional licensing schemes.
The Tenant Fees Act 2019 introduced strict rules around what landlords and letting agents can charge tenants.
Under this legislation:
Landlords and agents cannot charge tenants for:
Referencing checks
Tenancy administration fees
Inventory charges
Check-in or check-out feesPermitted payments are limited to:
Rent
Tenancy deposit (capped)
Holding deposit
Late rent payment fees (limited)
Replacement key chargesBreaching the Act can lead to fines of up to £5,000 for a first offence and £30,000 for repeat offences.
The Homes (Fitness for Human Habitation) Act 2018 requires rental properties to be fit for human habitation throughout the tenancy.
This means landlords must ensure properties are free from serious hazards such as:
Damp and mould
Structural instability
Poor ventilation
Inadequate heating
Unsafe electrical installationsTenants can take legal action directly against landlords if a property is considered unfit to live in.
Regular property inspections and proactive maintenance help ensure compliance with this legislation.
Since May 2025, letting agents must carry out financial sanctions checks on landlords and tenants under UK financial sanctions legislation.
Agents must:
Screen clients against the UK sanctions list
Report any suspected matches to the Office of Financial Sanctions Implementation
Freeze transactions where requiredFailure to comply can lead to significant penalties.
The legislation surrounding rental properties continues to evolve, and failure to comply can result in significant fines or legal complications for landlords.
At Kings Estate Agents, our property management service ensures your property remains fully compliant with current legislation, while we handle the day-to-day management of your tenancy.
If you would like to learn more about our property management services or letting your property, please contact our team for expert advice.
The legislation surrounding rental properties continues to evolve, and failure to comply can result in significant fines or legal complications for landlords.
At Kings Estate Agents, our property management service ensures your property remains fully compliant with current legislation, while we handle the day-to-day management of your tenancy.
If you would like to learn more about our property management services or letting your property, please contact our team for expert advice.
