- Phase 1 of the Renters' Rights Act has been in force since 1 May 2026: no more Section 21, all tenancies are periodic, and rent can rise once a year.
- The landlord register opens region by region from 15 December 2026. Surrey's window is 15 March to 14 June 2027; London's is 15 July to 14 October 2027. It costs £65 per property a year.
- Tax on rental profits is set to rise by 4 percentage points from 6 April 2027 (24%, 44% and 49%, as announced in the Autumn Budget), and Making Tax Digital widens to landlords with over £30,000 of income.
- Further out: a landlord ombudsman (expected 2028), EPC C by 1 October 2030, and the Decent Homes Standard by 2035.
Already in force
Since 1 May 2026, the main Renters' Rights Act changes apply to every private tenancy in England. Existing assured shorthold tenancies, fixed terms included, became assured periodic tenancies automatically on that day.
- Section 21 is gone. Possession now needs a Section 8 ground. The last date to start court action on an old notice was 31 July 2026.
- Rent rises once a year, using a Section 13 notice with at least two months' notice.
- Rental bidding is banned and rent in advance is capped at one month.
- Pet requests must be considered within 28 days, and refusing families with children or tenants on benefits is unlawful.
- Civil penalties run to £7,000, or £40,000 for serious or repeat breaches.
The landlord register, region by region
Every rented home in England must go on the new Private Rented Sector Database. Your deadline depends on where the property is, not where you live, and each region gets a three-month window.
| Region | Window opens | Window closes |
|---|---|---|
| West Midlands (first) | 15 Dec 2026 | 14 Mar 2027 |
| South East, including Surrey | 15 Mar 2027 | 14 Jun 2027 |
| London | 15 Jul 2027 | 14 Oct 2027 |
| Every region in England | All properties registered by 14 Nov 2027 | |
Registration costs £65 per property per year. Without an active entry, a court can't grant possession on most grounds, and changes must be updated within 28 days.
Tax and money dates
Two tax changes land on the same day, 6 April 2027. Rental profits will be taxed at their own rates of 24%, 44% and 49% in England, Wales and Northern Ireland, four points above today's rates. The Finance Act 2026 set 22%, 42% and 47%; the Autumn Budget on 28 October 2026 announced a further two points, to be legislated in the Finance Bill 2026–27. Making Tax Digital also extends to landlords whose combined property and self-employment income was over £30,000 in 2025–26.
Key dates
What to do now
- List every property you let with its region, so you know which register window applies to each one.
- Gather the paperwork the register will ask for: gas safety record, EICR, EPC and any licence, all in date.
- Check your 2025–26 property income. If it was over £30,000 gross, you'll need Making Tax Digital from April 2027.
- Ask your accountant about April 2027, when the higher property tax rates start, before you plan any rent reviews or refinancing.
- Put the dates in your diary now, or let your managing agent track them for you.
Morgan Prescott tracks these deadlines for every property we manage, so certificates, licences and registrations are renewed before they fall due, not after. If you'd rather not carry the calendar yourself, we can take it on.
See how full management works →Questions landlords ask
When do London landlords have to register their properties?
How much does the landlord register cost?
Is Section 21 still available?
When does tax on rental income go up?
Does Awaab's Law apply to private landlords yet?
- GOV.UK: Guide to the Renters' Rights Act
- GOV.UK: Giving notice of possession to tenants before 1 May 2026
- MHCLG: Get ready to register your rental property
- NRLA: Landlord database, register your rental property
- legislation.gov.uk: Finance Act 2026, section 7
- GOV.UK: Check if you're eligible for Making Tax Digital for Income Tax
- GOV.UK: Extending Awaab's Law to private rented tenancies (consultation)
- GOV.UK: Improving the energy performance of privately rented homes
- GOV.UK: The new Decent Homes Standard policy statement
Next update: Updated for the Autumn Budget of 28 October 2026. We'll refresh this pack as a new edition in December.
General information, not legal advice. Rules and figures change, so check GOV.UK or a qualified adviser before acting.