Landlord Law is Changing: What You Must Do Before 1st May 2026

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Landlord Law is Changing: What You Must Do Before 1st May 2026

Over the past few months, I have been speaking to landlords across the UK about the Renters Rights Act, which comes into force on 1st May 2026.

Most know it is happening. Many assume it is simply another regulatory adjustment to add to the long list of changes landlords have already navigated.

It is not.

This legislation reshapes the balance between landlord and tenant in a way that directly affects how you manage property, protect income and handle risk. It is less about headlines and more about how the detail plays out when something goes wrong.

In my work, I deal with those moments. Failed possession claims. Invalid notices. Escalating disputes. Rent Repayment Orders that could have been avoided.

Under the new Act, certain breaches may result in a Rent Repayment Order of up to 24 months’ rent. On a property generating £1,200 per month, that is £28,800.

In many cases, the issue will not stem from deliberate noncompliance. It will come from misunderstanding a procedural change. Relying on an outdated assumption. Believing an old rule still applies.

That is where the real financial risk sits.

From 1st May 2026, this legislation becomes enforceable. At that point, it is no longer about what you think applies. It is about whether your processes, documentation and portfolio structure align with the new legal position.

Why I Am Running This Webinar

This is precisely why I am hosting a live session titled:

Landlord Law Is Changing: What You Must Do Before 1st May 2026

This will not be theory or commentary on media headlines. It will be a practical breakdown of what is changing, where landlords are genuinely exposed, and what you should be reviewing now within your own portfolio.

We will look at:

• How the changes affect possession and enforcement
• Where Rent Repayment Order risk sits
• What assumptions may no longer be safe
• The practical steps to take before 1st May 2026

If you are serious about protecting your rental income and staying ahead of enforcement, this is time well spent.

You can register by clicking HERE

Once enforcement begins, correcting a mistake is always more expensive than preventing one.

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Court digitalisation will improve access to justice claims government

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Court digitalisation will improve access to justice claims government

The government claim they will spend more than £50 million to digitise the county courts to handle the court backlog.

Deputy Prime Minister and Justice Secretary David Lammy spoke following a report by Sir Brian Leveson, who warned the justice system is in crisis.

The news comes as Landlord Action figures reveal that landlords are facing the longest court waiting times in 20 years.

Improve access to justice

Mr Lammy claimed the government is committed to structural reform of the court system and will help drive investment in the court system by investing more than £50 million to progress digitalisation of the court system

He said: “This investment is not just about big business. The investment is designed to improve access to justice by cutting complexity and cost, and making it easier to resolve common everyday civil problems, such as when a business is failing to pay a supplier for goods provided or a dispute between a landlord and tenant over the condition of a property.

“Over a million claims have now been issued on our existing digital services for making money claims and damages claims. Cases consistently progress three times quicker through their early stages using these modern, user-focused services.

“The government is working with the Online Procedure Rule Committee, to develop rules for online proceedings that are simple to use, accessible and fair, fit for the digital age.”

Government has not provided clarity

The government have previously claimed a digitised court system will help landlords. However, as previously reported by Property118, the National Residential Landlords (NRLA) has warned the government has not provided clarity on how the courts will be prepared for the digital possession process.

Ben Beadle, chief executive of the NRLA, said: “At Report Stage of the Renters’ Rights Act, the Housing Minister told the Commons that: “Court readiness is essential to the successful operation of the new system”. We agree with the Minister.

“However, the government has yet to define what it means by the courts being “ready”. Without that clarity, it is unclear what the planned digitisation of possession cases is intended to deliver or how success will be measured.

“More broadly, whilst the Master of the Rolls has indicated that the “first iteration” of the new digital platform to process possession cases is expected to be released in late Spring 2026, it remains unclear what this will look and feel like in practice for tenants and landlords, or the extent to which it will speed up the processing of legitimate possession claims.”

Figures by the Ministry of Justice reveal it took courts an average of more than eight months to process and enforce landlord claims last year.

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UK rents dip in February – led by London falls

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Property118

UK rents dip in February – led by London falls

Landlords are seeing rents level off as tenants take longer to commit and affordability pressures shape new deals, HomeLet says.

Its latest rental index shows average UK rents fell to £1,301 in February, a 0.1% month-on-month fall from £1,302 in January.

That leaves rents 2% higher than a year earlier, when the average stood at £1,275.

While the change is marginal, it interrupts a run of monthly rent rises.

Properties take longer to rent

The firm’s head of partnerships, Carrie Alliston, said: “We’re currently seeing a rental market that’s slowing in a different way; not through falling rents, but through properties taking longer to let.

“The average proportion of income spent on rent (30.9%) has only gone up by 0.1% since November last year, which shows that tenants are being more cautious about what they can afford and how sustainable higher rents really are.”

She added: “As we move closer to the Renters’ Rights Act, this shift in behaviour underlines the importance of prioritising suitability and stability over simply pushing for the highest possible rent.”

London rents continue falling

Outside London, HomeLet says rents increased by £2 over the past month to £1,120.

That’s a 0.02% rise since January and places rents 1.8% above their level in February last year.

In the capital, however, rents fell for a fourth consecutive month to £2,067.

That is 0.5% lower than January and 2% higher than 12 months ago.

Six regions recorded a decline compared with January, while six posted an increase, highlighting varied local conditions rather than a single national trend.

Northern Ireland’s rents are up 0.4% month-on-month and 5.1% annually; Scotland’s rents grew by 0.6% and 4.6% respectively while rents in Wales fell -1.1% compared to January and 3.1% annually.

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Property118 founder slams Shelter for causing landlord exodus

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Property118 founder slams Shelter for causing landlord exodus

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Green councillor calls for local rent control powers

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Property118

Green councillor calls for local rent control powers

A councillor has claimed rent controls must be introduced to stop renters from “being plunged into economic hardship.”

Green councillor Alex Mace put forward a motion to Worcester City Council calling for rent controls to be introduced in the city.

Cllr Mace said that while the Renters’ Rights Act will strengthen renters’ rights, it does not go far enough to tackle soaring rents.

People before profit

In a council meeting, Green councillors urged Worcester City Council to vote in favour of the motion, arguing that the government should devolve rent control powers to local authorities.

The Green councillors pointed to a growing number of local authorities and leaders calling for powers to introduce rent controls in the private rented sector, including the Mayor of London, Sadiq Khan and Bristol City Council. Mr Khan previously campaigned to introduce rent controls during his London mayoral campaign.

The councillors also pointed to the Scottish government introducing powers for councils to implement rent controls.

Green councillor Alex Mace claimed rent controls would put people before profit.

He said: “Worcester’s spiralling housing costs are central to the cost of living crisis in our city, with private renters being among the hardest hit. Without making renting more affordable, thousands of residents in the city will continue to face staggering costs, be plunged further into economic hardship and be priced out.

“Rent controls are far from a panacea, they will not fix the housing crisis alone or overnight. However, they are a necessary tool to transition to a housing system which puts people before profit.”

Do not support rent controls

Cllr Mace added that while the Renters’ Rights Act is an important piece of legislation, it does not tackle the affordability crisis, as rents can still be raised to market levels.

However, Liberal Democrat councillors voted against the motion, with councillor Jessie Jagger saying: “We will be voting against the motion as we do not support rent controls. We want to send a clear message to the market that this is not a policy we want to pursue.”

The motion was approved by Worcester City Council with an amendment requiring the council’s communities committee to first consider how the Renters’ Rights Act has impacted residents before writing to the Housing Secretary to request that the government allow local authorities to introduce controls on private sector rents.

The full council meeting can be seen by clicking here with the rent control motion starting at 1:05:58

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Government admits no impact assessment of Renters’ Rights Act on supply

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Government admits no impact assessment of Renters’ Rights Act on supply

The government admits it has not carried out an impact assessment on how the abolition of fixed-term tenancies will affect rental supply.

In a written question, Liberal Democrat MP Dr Roz Savage asked what assessment had been made of removing fixed-term tenancies under the Renters’ Rights Act, including the impact on certainty for landlords seeking to sell or recover possession and the potential effect on rental supply.

However, Housing Minister Matthew Pennycook claimed no such assessment has been carried out.

Abolition of fixed-term tenancies will cause chaos

Mr Pennycook pointed to the Renters’ Rights Act impact assessment, which claims the abolition of fixed-term tenancies and replacing them with periodic tenancies will “result in fewer voluntary household moves as tenants will no longer need to plan to move at the end of a fixed term period.”

The assessment looks at the English Housing Survey, which says approximately 6.3% of tenants who moved in the previous 12 months listed the end of the fixed term as the sole reason for moving.

The assessment claims: “These are voluntary moves from tenants that are solely due to the existence of fixed terms, this may be in situations where tenants are unable to commit to another term of at least 12 months.”

However, as previously reported by Property118, many industry experts have warned the abolition of fixed-term tenancies will cause chaos, particularly for the student rental market.

ARLA Propertymark regional executive for Cornwall, Sophie Lang, told Property118: “The student rental market runs in a very set cycle. We know when the term times are and when the year ends. It was very easy to have a fixed-term tenancy, which gave everyone peace of mind that they had their housing sorted.

“Removing fixed-term tenancies will cause uncertainty for landlords and tenants because it means that fixed-term tenancies are no longer there as a protection.”

A survey by agency software firm Alto reveals more than a third (34%) of agents predict the end of fixed-term contracts could devastate the student letting system.

Landlords selling

Dr Savage also asked whether the Renters’ Rights Act could affect the frequency of tenant displacement caused by landlords selling properties, and trends in repeated forced moves for compliant tenants.

Mr Pennycook again confirmed that no assessment had been carried out on this.

The Renters’ Rights Act impact assessment claims the reforms are expected to result in only a small number of landlords exiting the market.

The assessment said: “There is a risk that costs from the legislation may result in some landlords leaving the sector. This is difficult to estimate precisely, though we would expect it to be substantially mitigated by the additional cost per rented property being a very small fraction of average annual rent and asset value.

“The available evidence to date does not suggest that similar reforms to abolish section 21 in Scotland have negatively impacted supply, nor changes introduced by the 2019 Tenant Fees Act, despite concerns they would.”

However, a study by the Scottish Association of Landlords shows a reduction of 22,000 rental properties in Scotland in just one year due to government policies and anti-landlord rhetoric.

A survey by the National Residential Landlords Association (NRLA) found that 41% of landlords plan to sell properties within the next 12 months, compared to only 6% who intend to buy.

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Council plans tougher fines for landlords housing vulnerable tenants

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Council plans tougher fines for landlords housing vulnerable tenants

A council has been accused of setting a “worrying precedent” over plans to propose large fines for rule-breaking landlords housing vulnerable tenants, a story in The Telegraph claims.

Bristol City Council has proposed in a consultation that landlords who breach safety standards when housing vulnerable tenants would face a 20% premium added to the financial penalty, meaning landlords would be forced to pay £14,400.

The news comes after the Green-controlled council consultation is also asking renters to help decide how much it will fine landlords who breach rules under the Renters’ Rights Act.

Endless escalation of fines

According to The Telegraph, the council claims the definition of a vulnerable tenant will be non-exhaustive and will include young adults and children, people with drug or alcohol addictions, those whose first language is not English, asylum seekers, and people on a low income.

The council also plans to fine landlords an additional 10% if they charge rent above the level set by the Local Housing Allowance (LHA).

The Telegraph reports that under the council’s plans, a landlord who failed to fix a roof causing damp and mould by a specified deadline would face a £13,000 penalty. However, if they charged tenants above LHA rates, they would be required to pay £14,300.

However, industry experts have warned the council’s plans could create chaos for landlords and cause a lack of supply.

Paul Shamplina, founder of Landlord Action, told The Telegraph: “Landlords must comply with safety and licensing laws, but the penalty premium would create an endless escalation of fines.

“Measures like this could further reduce the supply of landlords willing to accommodate vulnerable tenants, particularly in cities such as Bristol, where homelessness levels are already high and social housing is in short supply. It sets a worrying precedent.”

Criminalise landlords unnecessarily

Sean Hooker, of dispute adjudicator Property Redress, said fining landlords was not the answer.

He told The Telegraph: “If penalties are seen as excessive, we are likely to see more appeals, leading to delay and additional cost for enforcement bodies.

“The purpose of these powers is to raise standards and ensure compliance, not to criminalise landlords unnecessarily.

“In many cases, working with a landlord and encouraging investment to upgrade a property will deliver a better outcome for tenants than simply imposing the maximum fine.”

Under the Renters’ Rights Act, councils now have the power to carry out surprise inspections, including entering premises where tenancy records are kept with or without a warrant.

Councils can also compel landlords, letting agents, and third parties (e.g., prop tech companies, banks, accountants, contractors) to provide documents and information related to housing compliance.

Councils will also be able to issue fines of up to £40,000, and the government has released new civil penalty tables. These include a £12,000 fine for operating a property in a selective licensing area without the correct licence.

Property118 has approached Bristol city council for comment.

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John Lewis exits Build-to-Rent housing projects

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John Lewis exits Build-to-Rent housing projects

John Lewis is shutting down its housebuilding arm and abandoning plans to deliver 1,000 rental homes across three sites.

The firm is blaming higher borrowing and construction costs since the venture was launched in 2020.

The employee-owned retailer said the decision also covers an exit from property management when four residential building contracts expire.

Resources will instead be redirected towards its core retail brands, John Lewis and Waitrose, as the partnership looks to simplify operations and reinforce its balance sheet.

BtR scheme ends

A spokesperson for the John Lewis Partnership said: “Our rental property ambition was based on a very different financial environment: one with more stable investment returns, lower borrowing costs and more affordable costs to build homes.

“Unfortunately, the current climate – higher interest rates, inflationary pressures and a more cautious property market – has meant the model no longer meets the Partnership’s investment criteria.”

Its move ends a £500m build-to-rent initiative spanning Bromley, Reading and West Ealing, where schemes had been designed to deliver large-scale rental housing.

John Lewis homes plans

The withdrawal follows several years of repositioning inside the partnership’s retail estate, including job reductions and store closures.

Five years ago, the partnership outlined proposals to build as many as 10,000 rental homes, targeting 40% of profits from non-retail activity by 2030.

Development pipelines included construction above Waitrose supermarkets and regeneration of underused land.

Planning consent had been secured in principle across the three current schemes.

However, the Bromley proposals ran into difficulty after affordable housing numbers fell short of early expectations.

Also, the Reading project drew objections from residents concerned about pressure on local infrastructure.

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Potentially Exempt Transfer insurance / Gift inter vivos policies

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Potentially Exempt Transfer insurance / Gift inter vivos policies

Potentially exempt transfer insurance (gift inter vivos policies), protect your family during the seven-year inheritance tax risk period following a gift.

Most landlords have some understanding of the seven-year rule for IHT purposes. What far fewer appreciate is the financial exposure their family faces during those seven years. This exposure is not theoretical. It arises automatically the moment a lifetime gift is made. It exists silently in the background, often unnoticed, until it suddenly matters. For families transferring property, company shares, or substantial capital, the consequences can be severe.

Fortunately, there is a straightforward and commercially rational solution. It is called Gift Inter Vivos insurance, more commonly described as Potentially Exempt Transfer insurance. Understanding how and why it works is essential for any landlord thinking about succession.

The legal foundation: what is a potentially exempt transfer?

A Potentially Exempt Transfer, or PET, is defined under the Inheritance Tax Act 1984. It arises when an individual makes a lifetime gift to another individual.

Typical landlord examples include:

• Transferring a rental property to a child
• Gifting shares in a property company or Family Investment Company
• Gifting partnership interests
• Transferring beneficial ownership of property
• Making substantial cash gifts following refinancing
• Gifting of positive Directors Loan Account balances

The transfer is immediately effective for legal and commercial purposes, however, its inheritance tax treatment remains conditional. If the donor survives seven years from the date of the gift, the transfer becomes fully exempt from inheritance tax. If the donor dies within seven years, inheritance tax becomes payable on a sliding scale. This is known as taper relief.

The inheritance tax exposure reduces over time as follows:

• Years 0–3: 100% of the liability applies
• Year 3–4: 80% applies
• Year 4–5: 60% applies
• Year 5–6: 40% applies
• Year 6–7: 20% applies
• After 7 years: no inheritance tax applies

The exposure declines gradually, it does not disappear immediately. That distinction is critical.

The commercial purpose of potentially exempt transfer insurance

Potentially Exempt Transfer insurance exists to protect the integrity of lifetime gifts during the seven-year exposure period. It does not change tax law, nor does it reduce tax liability. Instead, it provides liquidity if inheritance tax becomes payable unexpectedly.

If the donor dies within seven years, the policy pays out a lump sum sufficient to cover the inheritance tax.

This ensures:

• The gifted asset does not need to be sold
• The recipient is not forced into financial hardship
• The succession plan remains intact

If the donor survives seven years, no inheritance tax arises and the policy expires unused. This is not a failure. It means the risk has passed safely.

Why this is especially relevant following the death of a spouse

This insurance becomes particularly important after the first spouse dies.

Under UK inheritance tax law, transfers between spouses are exempt.

This means when the first spouse dies, the surviving spouse often inherits the entire estate without inheritance tax.

The survivor then faces an important decision. They may choose to retain everything until death, or they may choose to transfer assets during their lifetime. Many landlords choose the latter.

This decision is usually driven by sound commercial reasoning, not tax avoidance.

Typical motivations include:

• Simplifying future estate administration
• Reducing long-term inheritance tax exposure
• Allowing children to assume ownership gradually
• Protecting assets from future legislative change
• Supporting refinancing or restructuring strategies
• Ensuring continuity of property management

These lifetime gifts create PETs, the seven-year clock begins immediately, Potentially Exempt Transfer insurance protects that transition period. It allows the surviving spouse to act decisively, without exposing their children to financial risk.

Why this is particularly important for property investors

Property is inherently illiquid. Unlike cash or shares, it cannot be partially sold easily. Forced property sales often occur at suboptimal times. Market conditions may be unfavourable. Tenancies may complicate sales. Transaction costs reduce value.

Potentially Exempt Transfer insurance removes that forced-sale risk. It protects family ownership continuity.

For landlords who have spent decades building portfolios, this protection is invaluable.

Interaction with company structures and family investment companies

Many landlords now hold property through companies or Family Investment Companies.

Lifetime gifts often involve transferring shares rather than property directly. Shares transferred to individuals are normally PETs, so the seven-year inheritance tax exposure still applies.

Insurance protects the value of those shares during the transition period and ensures the corporate structure remains stable. It avoids disruption caused by unexpected inheritance tax liabilities.

Commercial rationale rather than tax avoidance

It is important to understand the true purpose of this insurance.

It does not create a tax advantage.

The tax liability exists because Parliament deliberately designed the PET regime with a seven-year conditional exemption.

Insurance simply protects against the timing risk inherent in that statutory framework. It provides certainty. It allows families to implement succession decisions confidently.

This aligns entirely with the intended operation of inheritance tax law.

Why awareness remains surprisingly low

Despite its usefulness, Potentially Exempt Transfer insurance remains underutilised.

Many landlords focus on tax reduction strategies. Fewer focus on protecting the outcomes of decisions already made, yet succession planning is not complete until the risk period has passed safely.

Insurance bridges that period. It converts uncertainty into certainty.

When insurance may be particularly valuable

Potentially Exempt Transfer insurance becomes especially valuable where the gifted assets are illiquid or strategically important.

Examples include:

• Rental properties intended to remain in family ownership
• Shares in Family Investment Companies
• Partnership interests
• Properties with long-term tenants
• Assets intended to provide future income for children

In these situations, forced sale would undermine the purpose of the original gift.

Insurance protects against that outcome.

Why this is fundamentally about protecting certainty

The seven-year rule creates a period of uncertainty.

No one can predict lifespan. That uncertainty cannot be eliminated.

It can, however, be managed.

Potentially Exempt Transfer insurance transforms an uncertain tax risk into a known and manageable cost.

It allows landlords to implement succession plans confidently.

It ensures their decisions achieve the intended outcome.

It protects both the financial and emotional objectives behind lifetime gifting.

The broader emotional and commercial reality

Succession planning is not purely technical. It is deeply personal.

It reflects decades of work, sacrifice, and commitment.

Landlords build portfolios to create security, independence, and opportunity for their families.

Potentially Exempt Transfer insurance ensures those intentions are not undermined by timing risk.

It protects continuity.

It protects certainty.

Most importantly, it protects the outcome.

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Why Landlords Are Taking Time to Plan Before They Act

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Why Landlords Are Taking Time to Plan Before They Act

More landlords than ever are stopping to take stock. The days of constant expansion are giving way to careful evaluation, because the cost of standing still has started to feel as risky as the cost of growth.

Legislation, regulation, and taxation now shape almost every decision. A single oversight can turn a profitable portfolio into a liability, and no landlord wants to watch years of effort slip through the cracks. The instinct for growth remains strong, we can’t help ourselves when we walk past an estate agent’s window, but the priority has shifted towards security and control.

Property still provides one of the most dependable foundations for long-term wealth, yet the real measure of success has become how safely that wealth is structured, protected, and passed on.

A New Kind of Professionalism

Today’s landlords see themselves as business owners, not speculators. They take pride in managing assets responsibly, providing good homes, and keeping ahead of regulation. That professionalism is being tested as compliance demands and risks multiply, and margins narrow.

Some are choosing to streamline. They are selling weaker performers first, reducing debt, and keeping the properties that deliver the best returns for effort and risk. Others are reorganising ownership to strengthen cash flow or prepare for succession. Behind every decision is the same motivation: to protect their position and preserve their legacy.

Hope now comes from clarity rather than optimism. Landlords want a plan that gives them freedom to choose their next step with confidence.

Why Joined-Up Thinking Matters

A rental property business no longer rewards guesswork. Accountants focus on tax, brokers on finance, lawyers on structure, yet no one joins those threads together. That is where confusion turns into frustration.

Property118 bridges those gaps. A consultation with Property118 gives landlords a single point of reference, transforming scattered information into a clear understanding of what truly matters. It begins with a discussion about objectives, family, and finance. We identify where exposure lies and where opportunities remain.

Curiosity drives the process. Many clients arrive wanting to test an idea or sense-check a plan. They leave with renewed trust in their own decisions and confidence that each move fits within the rules.

The Emotional Return on Planning

The feeling most often experienced by landlords who consult us is relief.

Relief that we understand them, the numbers finally make sense, that risks are contained, and that there is still a future for them in a business that’s still worth being proud of. For some landlords, the conversation rekindles ambition; for others, it brings peace of mind that retirement and passing on a legacy with minimal hassle can be approached on their terms.

It is also about belonging. Thousands of landlords use Property118 not because we promise shortcuts but because they value being part of a community that approaches property investment professionally, ethically, and intelligently.

Every consultation ends with a renewed sense of freedom. Decisions feel lighter, the next steps clearer, and the purpose of ownership sharper.

Our consultancy doesn’t only cover retirement, business continuity and legacy planning. It can also unlock the lifestyle you once dreamed about but forgot to implement.

Important Notice – Scope of Planning Support

Where our recommendations touch on areas requiring regulated input, we refer clients to appropriately authorised professionals for advice and execution.

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