Questions
Questions landlords and tenants ask, answered
177 answers about renting in England, by topic. Each links to the page with the full answer, the date it was checked and its sources.
The Renters’ Rights Act
Does the 1 May 2026 change apply to a tenancy that started before that date?
Yes. Existing assured shorthold tenancies in England became assured periodic tenancies on 1 May 2026, and section 21 cannot be used for any tenancy after that date.
Did the deposit cap change on 1 May 2026?
No. The cap of five weeks' rent (six weeks where the yearly rent is £50,000 or more) continues from the Tenant Fees Act 2019. What changed is that no more than one month's rent may be taken in advance.
Can I still serve a section 21 notice in England?
No. Since 1 May 2026 section 21 has been abolished for all tenancies in England, including tenancies that started before that date. Possession is only available on a ground in Schedule 2 of the Housing Act 1988 as amended.
Did my existing fixed-term tenancy end on 1 May 2026?
No, it continued, but as an assured periodic tenancy. The rent, the parties and the property stay the same; the fixed term and any break clause simply fell away.
How much notice does a tenant have to give me now?
Two months, in writing, ending on a day the rent is due or the day before. You can agree a shorter notice in writing. There is no minimum stay the tenant has to complete.
Can I send my tenant a link to the information sheet?
No. The tenant must get the document itself: a printed copy, or the PDF as an attachment. A link to the page is not enough.
More in: The Renters' Rights Act Information Sheet 2026: a record that you gave it
Who had to get the information sheet?
Every tenant named on a tenancy agreement for a tenancy that began before 1 May 2026, by 31 May 2026.
More in: The Renters' Rights Act Information Sheet 2026: a record that you gave it
I missed the 31 May 2026 date. What should I do?
Give the sheet now, record the real date and keep the proof. Never backdate a record. If the council or the tenant raises it, get advice from a landlord association or a solicitor.
More in: The Renters' Rights Act Information Sheet 2026: a record that you gave it
Tenancies and agreements
My flatmate left without paying. Do I have to cover their rent?
On a joint tenancy the landlord can ask any joint tenant for the whole rent. You may be able to recover their share from them, but the debt to the landlord is shared.
Is the written statement the same as a tenancy agreement?
Not necessarily. It is a list of terms the law requires. An agreement can serve as the written statement if it includes everything the regulations list.
My agreement still says assured shorthold tenancy. Is it still valid?
The tenancy continues, but since 1 May 2026 it takes effect as an assured periodic tenancy. Terms that conflict with the new law, such as a fixed term, no longer work.
Can I still sign a 12-month tenancy in England?
Not as a fixed term. Any private assured tenancy made since 1 May 2026 is periodic from the start, and a clause fixing a term has no effect.
Can I still use a 12-month tenancy agreement?
You can use a written agreement, but it cannot fix a term. Any tenancy created since 1 May 2026 in England is periodic from the start, and a fixed-term clause has no effect.
What is the written statement of terms?
A document required by section 16D of the Housing Act 1988 as amended, given before the tenancy starts, setting out the key terms and the possession grounds the landlord may rely on. It is not the same as the tenancy agreement, though the two can be combined.
Does a lodger in my own home get an assured periodic tenancy?
No. A lodger who shares your home is an excluded occupier, outside the Housing Act. Different, much simpler rules apply.
Can I still say no pets in my advert?
You can state a preference, but you cannot enforce a blanket ban. A tenant can request a pet after moving in and you must consider it reasonably.
Can I charge a higher deposit for a pet?
No. The deposit cap of five weeks' rent applies whatever the tenant keeps. You cannot require pet insurance or a pet fee either: that part of the Bill was left out of the Act.
What if the freeholder bans pets in the lease?
A head lease that forbids pets, where the freeholder will not consent, is a reasonable ground to refuse. Keep the correspondence.
Is this a legally binding contract?
It is a template, not a finished contract. Once it is filled in and signed by the landlord and every tenant it is meant to work as the tenancy agreement, but whether it fits your let depends on your facts. Have it checked by a solicitor or a landlord association before you use it.
Can I add my own clauses?
Yes, as long as they are fair and the law allows them. Do not add a fixed term, a rent review clause, a fee that is not permitted by the Tenant Fees Act 2019, a ban on pets or anything that passes the landlord's repairs to the tenant. Run the finished document through the agreement checker and have it checked by a solicitor or a landlord association.
Do I need a new agreement for a tenant who moved in before 1 May 2026?
No. The law did not require existing written agreements to be changed or reissued. For those tenancies the landlord had to give the Renters' Rights Act Information Sheet 2026 by 31 May 2026.
Why is there no fixed term?
Since 1 May 2026 every new private tenancy in England is an assured periodic tenancy. It runs from one rent period to the next until the tenant gives notice or a court orders possession. A fixed term written into an agreement has no effect.
Is the written statement the same as the tenancy agreement?
No. The written statement sets out the terms the regulations list and must be given before the tenancy is entered into. The two can be combined in one document, but a checklist like this one is neither.
Is there an official model tenancy agreement I can use?
The Government has not published a model agreement. GOV.UK explains what written information a landlord must give. Our tenancy agreement template is a starting point; have your own agreement checked by a solicitor or a landlord association.
When must the written statement be given?
Before the tenancy is entered into: before the agreement is signed or the tenancy is otherwise agreed. Keep proof of the date.
How long does a landlord have to reply to a pet request?
The reply must be in writing within 28 days of the request. The time can be extended if the landlord asks for more information.
Can a landlord ask for a bigger deposit for a pet?
No. The deposit cap of five weeks' rent applies whether or not the tenant keeps a pet.
What is a reasonable reason to refuse a pet?
Examples are a head lease that forbids pets where the freeholder will not consent, or an animal unsuitable for the size of the home. A general dislike of animals is not a reasonable reason.
Rent and rent increases
Can the rent go up more than once a year?
No. One section 13 increase in any twelve months is the limit for private assured tenancies in England.
Can the tribunal set my rent higher than the landlord asked?
No. Since 1 May 2026 it can confirm the landlord's proposed rent or set a lower one, never a higher one.
More in: Law watch: rent challenges, and the plan to move first decisions to the Valuation Office
Has the Valuation Office taken over rent challenges?
Not yet. The Government announced the plan on 9 September 2026, but it needs new legislation and has no date. Tenants still apply to the First-tier Tribunal.
More in: Law watch: rent challenges, and the plan to move first decisions to the Valuation Office
Can I put the rent up more than once a year?
No. In England one section 13 increase per twelve months is the limit, and a rent-review clause in the agreement cannot get around it.
What happens if my tenant refuses the increase?
They can apply to the First-tier Tribunal before the increase date. The tribunal decides a market rent, which can be lower than you asked but not higher. Until then the old rent stands.
Is there a cap on how much I can raise the rent by?
There is no percentage cap, but the new rent cannot exceed what the property would let for on the open market, and the tenant can have that tested at the tribunal.
How many months of rent arrears before eviction in England?
Ground 8 is mandatory when at least three months' rent (13 weeks if paid weekly or fortnightly) is owed both when you serve notice and at the hearing, with four weeks' notice. Smaller arrears fall under the discretionary grounds 10 and 11.
Can I change the locks if my tenant does not pay rent?
No. That is unlawful eviction, a criminal offence under the Protection from Eviction Act 1977. Only a court order, enforced by court bailiffs if needed, ends the tenancy.
Should I agree a payment plan with my tenant?
Often yes. A written plan that clears the arrears over a few months alongside normal rent is usually quicker and cheaper than court. Record the amounts and dates, and keep a running rent statement.
What notice do I give for rent arrears now section 21 has gone?
A section 8 notice on the prescribed form stating the grounds, usually 8, 10 or 11, each with four weeks' notice. Get a solicitor or landlord association to check it before you serve it.
Can I write my own rent increase letter instead of using Form 4A?
No. In England a rent increase on an assured periodic tenancy must be on the prescribed section 13 form. A covering note can go with the form but cannot replace it.
More in: Rent increase: how to complete Form 4A, with a covering note
How much notice does a rent increase need?
At least two months, with the new rent starting on the first day of a rent period, and no more than one increase in any twelve months.
More in: Rent increase: how to complete Form 4A, with a covering note
Where do I get Form 4A?
From the assured tenancy forms page on GOV.UK. Always download the current version and do not change its wording.
More in: Rent increase: how to complete Form 4A, with a covering note
How often can a landlord increase the rent in England?
Once every twelve months, and only with a section 13 notice on Form 4A that gives at least two months of notice.
How much notice is needed for a rent increase?
At least two months, and the new rent must start on a rent day.
Can the rent go up in the first year of a tenancy?
A new rent cannot start within twelve months of the day the tenancy began. The notice can be given earlier, as long as the new rent starts after that.
Does a rent review clause in the agreement still work?
No. Since 1 May 2026 the only way to raise the rent of a private tenancy in England is the section 13 notice, or an agreement with the tenant after a tribunal decision.
Can a tenant challenge the new rent?
Yes. Before the new rent starts the tenant can apply, free, to the First-tier Tribunal, which decides the market rent. It can never set more than the landlord asked for.
Deposits
How do I check whether my deposit is protected?
Each of the three schemes has a free online look-up using the tenant's details, the postcode or the deposit amount. If it is not in any of them, ask the landlord in writing.
How much deposit can I take in England?
At most five weeks' rent when the annual rent is under £50,000 (six weeks above that). Anything more is a prohibited payment under the Tenant Fees Act 2019.
More in: Deposits: the cap, the 30 days and the prescribed information
What if I protect the deposit late?
The tenant can claim between one and three times the deposit, and some possession routes are blocked until the deposit is returned or protected. Protect it as soon as you notice.
More in: Deposits: the cap, the 30 days and the prescribed information
Can I keep the deposit for wear and tear?
No. Fair wear and tear is not a deduction. You can deduct for damage beyond that, unpaid rent, cleaning to the check-in standard and missing items, with evidence.
More in: Deposits: the cap, the 30 days and the prescribed information
How long do I have to protect a tenancy deposit?
30 days from the day you receive it. In the same 30 days you must give the tenant, and anyone who paid for them, the prescribed information.
More in: How to protect a tenancy deposit, and what happens if you are late
What happens if I protect the deposit late?
The tenant can claim in the county court, which must order you to pay one to three times the deposit. Until the deposit is returned or the claim is settled, you cannot get possession on most grounds.
More in: How to protect a tenancy deposit, and what happens if you are late
Which deposit protection schemes are there in England?
Three: the Deposit Protection Service, mydeposits and the Tenancy Deposit Scheme. Each has a custodial option, where the scheme holds the money, and an insured option.
More in: How to protect a tenancy deposit, and what happens if you are late
How quickly must I return a deposit?
Within 10 days of you and the tenant agreeing how much they get back. If you cannot agree, the scheme's free dispute service decides.
More in: How to protect a tenancy deposit, and what happens if you are late
Can a landlord deduct for wear and tear?
No. Fair wear and tear is not a deduction. Deductions can be proposed for damage beyond that, unpaid rent, cleaning to the check-in standard and missing items, with evidence.
More in: Deposit return: the tenant's request and the landlord's itemised statement
What if we cannot agree on the deductions?
The deposit scheme runs a free dispute service that decides on the evidence. The burden is on the landlord to show the loss.
More in: Deposit return: the tenant's request and the landlord's itemised statement
How do I find out which scheme holds my deposit?
It is in the prescribed information you were given at the start. If you do not have it, each of the three approved schemes has a free search using your surname, postcode, start date and deposit amount.
More in: Deposit return: the tenant's request and the landlord's itemised statement
How much deposit can a landlord take in England?
No more than five weeks of rent, or six weeks when the rent for a year is £50,000 or more. One week of rent is the yearly rent divided by 52.
Is five weeks of rent the same as a month and a bit?
Not exactly. Work out the yearly rent, divide it by 52 for one week, then multiply by five. For £1,200 a month that is £1,384.61.
Can a landlord take a bigger deposit for a pet?
No. The cap is the same with or without a pet, and a landlord cannot require pet insurance or a pet fee.
What is the most a holding deposit can be?
One week of rent. It is usually put towards the first rent or the deposit when the tenancy goes ahead.
What happens if the deposit is above the cap?
The amount above the cap is a prohibited payment. It must be returned, and trading standards can fine a landlord or agent who keeps it.
Safety certificates and the home
Do I need an EICR for a single let?
Yes. Since 1 April 2021 every private tenancy in England needs an electrical installation condition report, renewed at least every five years.
More in: The certificates every let needs (gas, electrical, EPC, alarms)
What EPC rating do I need to let a property?
E or better, unless a valid exemption is registered. Watch for the planned rise to C, which the Government has consulted on for new tenancies.
More in: The certificates every let needs (gas, electrical, EPC, alarms)
Where must the carbon monoxide alarm go?
In every room used as living accommodation that has a fixed combustion appliance, such as a gas boiler or a wood burner. A gas cooker alone does not trigger the requirement.
More in: The certificates every let needs (gas, electrical, EPC, alarms)
Can I let a property with an EPC rating of F?
Not on a new or existing private tenancy in England, unless you have registered a valid exemption on the PRS Exemptions Register. Otherwise improve it to E first, spending up to £3,500 including VAT under the current rules.
More in: What is the minimum EPC rating to let a home in England?
Do rental properties need EPC C by 2030?
That is the government's plan: a single date of 1 October 2030 for all private tenancies, with a £10,000 cost cap. It still needs new legislation, so today the legal minimum remains E. Check GOV.UK for updates.
More in: What is the minimum EPC rating to let a home in England?
How long does an EPC exemption last?
Most exemptions last five years. The new landlord exemption lasts six months. Each must be registered with evidence on the PRS Exemptions Register, and it does not pass to a buyer.
More in: What is the minimum EPC rating to let a home in England?
What is the fine for letting a property below EPC E?
The council can fine up to £2,000 for a breach of under three months and up to £4,000 for three months or more, with up to £5,000 in total per home for each breach, and it can publish the breach.
More in: What is the minimum EPC rating to let a home in England?
How often do landlords need an EICR in England?
At least every five years, and before a new tenancy starts if there is no valid report, or sooner if the last report recommends a shorter interval.
How long do I have to fix EICR faults?
28 days from the inspection, or less if the report says so, for any C1, C2 or FI item. Then give written confirmation of the work to the tenant and the council within 28 days of finishing it.
What is the fine for not having an EICR?
The council can impose a financial penalty of up to £40,000, and can arrange the work itself and recover the cost from you.
Does a C3 on an EICR need fixing?
No. C3 means improvement recommended. Only C1, C2 and FI make the report unsatisfactory and must be dealt with within 28 days.
How often does a landlord need a gas safety certificate?
Every 12 months. Each gas appliance and flue you provide must be checked by a Gas Safe registered engineer within 12 months of installation and then at least every 12 months.
More in: Gas safety certificates for landlords: the yearly check
When must I give my tenant the gas safety record?
Within 28 days of the check for existing tenants, and before they move in for new tenants. For lets of 28 days or less you can display it prominently instead.
More in: Gas safety certificates for landlords: the yearly check
Can I do the gas safety check early?
Yes. A check done in the two months before the deadline is treated as done on the deadline, so you keep the same date each year.
More in: Gas safety certificates for landlords: the yearly check
What if my tenant refuses access for the gas safety check?
Take all reasonable steps: write with dates, offer alternatives and keep copies of every attempt. Do not force entry. Your records of those steps are your defence.
More in: Gas safety certificates for landlords: the yearly check
How long should I keep gas safety records?
Until two further checks have been made on the appliance, so at least two years. Keeping them longer is sensible evidence.
More in: Gas safety certificates for landlords: the yearly check
How often is an EICR needed for a rented home?
At least every 5 years, or sooner if the report gives a shorter period. Work the report requires must be done within 28 days.
How long does an EPC last?
10 years. A new one is needed only when the old one has run out and the home is being let again or sold.
Do smoke alarms need a certificate?
No. There must be a smoke alarm on each storey, and a carbon monoxide alarm in rooms with a fixed fuel-burning appliance, and they are checked on the day each tenancy starts.
Ending a tenancy and possession
What is the difference between a mandatory and a discretionary ground?
If a mandatory ground is proved, the court must order possession. On a discretionary ground the judge also decides whether it is reasonable to order it.
Can a landlord in England still serve a section 21 notice?
No. Since 1 May 2026 section 21 no longer exists in England, whatever date the tenancy started.
Do I have to give a reason for leaving?
No. A tenant does not need a reason, only the right amount of notice in writing.
How much notice do I give to sell my rental property?
Four months on ground 1A, and not within the first twelve months of the tenancy. After the tenant leaves you cannot re-let for twelve months.
Can I evict for rent arrears?
Ground 8 is mandatory if the tenant owes at least three months' rent both when you serve notice and at the hearing, with four weeks' notice. Lesser arrears fall under the discretionary grounds 10 and 11.
Can I change the locks if the tenant will not leave?
No. That is unlawful eviction, a criminal offence. Only a court order enforced by bailiffs ends the occupation.
What is Form 3A?
The official notice seeking possession of a property let on an assured tenancy in the private rented sector, also called a section 8 notice. It is published on GOV.UK and its wording must not be altered.
More in: Section 8 and Form 3A: what it is, and a fact sheet to take to an adviser
Does a section 8 notice end the tenancy?
No. If the tenant does not leave, only a court order, enforced by bailiffs if needed, ends the occupation. Changing the locks is unlawful eviction.
More in: Section 8 and Form 3A: what it is, and a fact sheet to take to an adviser
Can LevelMoves write the notice for me?
No. Possession is a landlord-only decision and a matter for a solicitor or a landlord association. LevelMoves gives information and keeps your records ready for them.
More in: Section 8 and Form 3A: what it is, and a fact sheet to take to an adviser
Finding a tenant
From when do the new right to rent codes apply?
From 1 October 2026. They were published on 30 June 2026.
More in: Law watch: new right to rent codes of practice from 1 October 2026
Can a landlord ask for 6 months rent in advance in 2026?
No, not for tenancies agreed from 1 May 2026 in England. Nothing before signing, and at most one month's rent between signing and the start. A tenant may choose to pay early during the tenancy, but it cannot be required.
More in: Rent in advance and rent bidding: what the Renters’ Rights Act allows
Can I accept a higher offer than the advertised rent?
No. You must not invite, encourage or accept any offer above the advertised rent, even one the tenant makes without being asked. You may accept a lower rent.
More in: Rent in advance and rent bidding: what the Renters’ Rights Act allows
How much can a holding deposit be?
At most one week's rent, worked out as the annual rent divided by 52. It must normally be repaid within seven days, or put towards the first rent or deposit with the tenant's agreement.
More in: Rent in advance and rent bidding: what the Renters’ Rights Act allows
What can I do instead of taking rent in advance?
Ask for a guarantor, take references, or both. The deposit can be up to five weeks' rent where the annual rent is under £50,000, and must be protected within 30 days.
More in: Rent in advance and rent bidding: what the Renters’ Rights Act allows
What do I need to do before renting out my house for the first time?
Get consent from your lender, freeholder and insurer; check licensing; get gas, electrical and EPC certificates; fit smoke and carbon monoxide alarms; check right to rent; give the written statement; protect the deposit within 30 days; and register for tax.
Do I need a tenancy agreement in 2026?
You must give the tenant written information about the key terms before the tenancy is agreed. It is usually set out in a written agreement. Every new private tenancy in England is now an assured periodic tenancy.
Do I need to give tenants the How to Rent guide?
Not for new tenancies: it was withdrawn on 1 May 2026. Give the written statement of terms, the gas safety record, the EICR, the EPC and the deposit's prescribed information instead.
When must I register on the landlord database?
When the Private Rented Sector Database opens for your region. It opens region by region from 15 December 2026, and each region has about three months to register. The fee is £65 a home a year.
Do I need to check right to rent for a lodger?
Yes. The check applies to anyone over 18 who will occupy the property as their main home under any arrangement, lodgers included.
Can I do the check by video call?
For a share-code online check, the result itself is the check. For manual document checks you must see the original in person, or use a certified identity service provider.
What if the applicant's permission is time-limited?
You can let to them, but you must re-check before the permission expires (or after twelve months, whichever is later). Record the date.
Does a tenant have to sign the inventory?
There is no rule that forces it, but a signed and dated inventory is far stronger evidence for both sides. A tenant who disagrees with an entry should say so in writing and keep a copy.
Are photos enough without a written inventory?
Photos help, but they work best with a written record that says which room, which item and what condition. Date both.
Can a tenant make their own inventory?
Yes. If the landlord does not provide one, the tenant can fill this in, take dated photos and send a copy to the landlord on move-in day.
When must the deposit be protected?
Within 30 days of receiving it, in one of the three approved schemes, and the prescribed information must be given in the same 30 days.
More in: Move-in checklist for landlords: documents, alarms, keys and readings
Do I have to test the alarms myself?
The alarms must be tested on the first day of the tenancy and working. Record the test, whoever carries it out, and keep the record.
More in: Move-in checklist for landlords: documents, alarms, keys and readings
Does it matter how I give the documents?
What matters is that you can show the date each one was given. A dated email with the document attached, or a printed copy the tenant signs for, both work.
More in: Move-in checklist for landlords: documents, alarms, keys and readings
Does a landlord have to give a reference?
There is no general legal duty to give one. If you do, keep it to facts from your records and give it only with the tenant's agreement.
What must a landlord reference leave out?
Anything about benefits, children, nationality or any protected characteristic, and any opinion you cannot support from your records.
Can a tenant ask for a rent statement?
Yes, and it is good practice to give one. Take the figures from your bank records so that both sides can rely on them.
Licensing and registration
When does the landlord database open in my region?
West Midlands 15 December 2026, East of England 15 January 2027, East Midlands 15 February, South East 15 March, Yorkshire and the Humber 15 April, North West 15 May, North East 15 June, London 15 July and South West 15 August 2027.
More in: Law watch: the landlord database dates, region by region
How much does the landlord database cost?
£65 per property per year, charged pro rata during the roll-out. The landlord's own entry is free.
More in: Law watch: the landlord database dates, region by region
What is the final deadline to register?
Every let home in England must be registered by 14 November 2027.
More in: Law watch: the landlord database dates, region by region
Do I have to register on the landlord database now?
Not yet. Registration opens region by region from 15 December 2026. Once your region is live you must register before advertising or letting.
More in: Law watch: the landlord database from 15 December 2026
Do I need an HMO licence for 4 tenants?
Not a mandatory licence, which starts at five people from two or more households. But your council may run an additional licensing scheme for smaller HMOs, so check its website by postcode before you let.
More in: Do I need a licence to let my property? HMO, additional and selective licensing
What is selective licensing?
A council scheme that requires a licence for every privately rented home in a chosen area, whatever its size or who lives there. A scheme can last up to five years. Your council's website says whether your street is in one.
More in: Do I need a licence to let my property? HMO, additional and selective licensing
What is the fine for an unlicensed HMO?
Prosecution with an unlimited fine, or a civil penalty of up to £40,000 for offences from 1 May 2026. Tenants or the council can also seek a rent repayment order of up to 24 months' rent.
More in: Do I need a licence to let my property? HMO, additional and selective licensing
How long does an HMO licence last?
Up to five years. Each property needs its own licence, and you must renew before it expires. The council can set a shorter period.
More in: Do I need a licence to let my property? HMO, additional and selective licensing
When do I have to register on the landlord database?
It opens region by region: West Midlands 15 December 2026, East of England 15 January 2027, East Midlands 15 February, South East 15 March, Yorkshire and the Humber 15 April, North West 15 May, North East 15 June, London 15 July and South West 15 August 2027. Every let home must be registered by 14 November 2027.
More in: The landlord database and ombudsman: when you must register
Is there a fee for the PRS database?
Yes: £65 per property per year, charged pro rata during the roll-out. The landlord's own entry is free.
More in: The landlord database and ombudsman: when you must register
Do I have to join the ombudsman if I only have one property?
Yes. Membership is required for every private landlord in England once the scheme is switched on, however many properties you let.
More in: The landlord database and ombudsman: when you must register
Money, tax and insurance
Do landlords need to use Making Tax Digital?
Yes, if your gross income from property and self-employment is over the threshold: £50,000 from 6 April 2026, £30,000 from 6 April 2027 and £20,000 from 6 April 2028, each based on an earlier year's return.
More in: Making Tax Digital for landlords: who, when and how
Is the £50,000 MTD threshold before or after expenses?
Before expenses. Qualifying income is your gross rent plus gross self-employment income, not profit. Employment income, dividends and pensions do not count.
More in: Making Tax Digital for landlords: who, when and how
How does Making Tax Digital work for jointly owned property?
Only your share of the income counts towards the threshold. In quarterly updates you can send income only for a jointly let home and add the expenses after the year ends, before filing your tax return.
More in: Making Tax Digital for landlords: who, when and how
When are the MTD quarterly update deadlines?
7 August, 7 November, 7 February and 7 May. HMRC will not give penalty points for late quarterly updates in the 2026 to 2027 tax year, but the tax return is still due by 31 January.
More in: Making Tax Digital for landlords: who, when and how
Can I keep using a spreadsheet for MTD?
Yes, with bridging software that connects your spreadsheet to HMRC and sends the quarterly updates and the tax return. HMRC lists compatible products on GOV.UK.
More in: Making Tax Digital for landlords: who, when and how
Is landlord insurance a legal requirement in the UK?
Not by law in England. But your mortgage lender will usually require buildings insurance, a lease may set out who insures, and an ordinary home policy may not cover a let home, so tell your insurer before you let.
More in: Landlord insurance: is it a legal requirement, and what does it cover?
What does landlord insurance not cover?
Usually wear and tear, gradual damage, maintenance, the tenant's own belongings, long empty periods beyond the policy's limit, and claims where legal duties or policy conditions were not met.
More in: Landlord insurance: is it a legal requirement, and what does it cover?
Can I make my tenant pay for insurance?
No. The Tenant Fees Act 2019 stops you charging the tenant for your insurance or requiring them to take out any insurance. They may insure their own belongings if they choose.
More in: Landlord insurance: is it a legal requirement, and what does it cover?
Is landlord insurance tax deductible?
Buildings and contents insurance for a let home is normally an allowable expense against rental income. Check HMRC's guidance or an adviser for your own case.
More in: Landlord insurance: is it a legal requirement, and what does it cover?
How is rental yield worked out?
Multiply the monthly rent by 12, divide by the price of the home and multiply by 100. £1,000 a month on a £200,000 home is a gross yield of 6%.
What is the difference between gross and net yield?
Gross yield uses the full rent. Net yield first takes off the yearly costs and any weeks the home stood empty.
Does yield include the mortgage?
No. Yield measures the home, not how it was paid for. Take the mortgage interest off separately to see what is left for you.
Selling a home
Can I sell my rental property with tenants in it?
Yes. The tenancy continues and the buyer becomes the landlord, with the deposit and the paperwork passing to them. You do not need to serve notice to sell this way.
More in: Selling a home that is let: with the tenant in place or empty
How much notice do I give a tenant to sell in 2026?
Under ground 1A, four months' notice on the prescribed section 8 form, and the ground cannot be used to get possession in the first 12 months of the tenancy. Only a court order ends the tenancy if they stay.
More in: Selling a home that is let: with the tenant in place or empty
Can I re-let after using ground 1A to sell?
Not for 12 months. After using the ground you cannot let or market the home for letting for 12 months, and councils can fine landlords who misuse a ground.
More in: Selling a home that is let: with the tenant in place or empty
When do I pay Capital Gains Tax on a buy-to-let sale?
If you are UK resident and tax is due, report and pay within 60 days of completion. If you live abroad, report every UK property sale within 60 days, even when no tax is due.
More in: Selling a home that is let: with the tenant in place or empty
Landlords abroad
Do I need a UK letting agent if I live abroad?
No. The law does not require one. But you must give your tenant an address in England and Wales for notices, and someone has to deal with repairs in time. An agent, a Property PA or a trusted person in England can do that.
Will my tenant take tax off the rent?
If the rent is more than £100 a week and there is no letting agent, the tenant must take basic rate tax off it under the Non-Resident Landlord Scheme, unless HMRC has told them you may receive the rent in full. Apply with form NRL1i to receive it in full.
Do the safety rules apply if I live in Hong Kong?
Yes. Every landlord duty in England applies to the home, wherever the landlord lives: the gas safety record, the EICR, the EPC, alarms, deposit protection and right to rent checks.
What is form NRL1i?
The application an individual landlord who lives abroad sends HMRC to receive UK rent with no tax taken off. If HMRC agrees, you declare the rent in a Self Assessment tax return instead.
My tenant pays me directly. Do they have to take tax off?
Only if the rent is more than £100 a week and HMRC has not told them you may receive it in full. Below that, they pay you the full rent and you declare it yourself.
Is a friend who collects my rent a letting agent?
Yes, for this scheme. Anyone in the UK who receives your rent or controls where it goes counts as a letting agent and must take the tax off unless HMRC has approved you.
For tenants
My landlord protected the deposit but late. Can I still claim?
Yes. Protecting it after 30 days is still a breach. Courts usually award a lower multiple when it was protected before you claimed, but the claim still exists. Get free advice first.
More in: Your deposit: protected within 30 days, capped at five weeks, and the 1 to 3 times rule
How much can my deposit be?
No more than five weeks' rent, or six weeks if the yearly rent is £50,000 or more. Anything above that is a banned payment you can ask for back.
More in: Your deposit: protected within 30 days, capped at five weeks, and the 1 to 3 times rule
Does an unprotected deposit stop my landlord evicting me?
It blocks some possession grounds until the deposit is protected or returned. It does not stop every ground, so get advice on any notice you receive.
More in: Your deposit: protected within 30 days, capped at five weeks, and the 1 to 3 times rule
How do I know if a gas engineer is Gas Safe registered?
The gas safety record shows the engineer's Gas Safe registration number. You can check it on the Gas Safe Register website. If there is no number, ask.
More in: The safety certificates your landlord must give you
The landlord says the EICR is fine but will not send it. What now?
Ask in writing for the report itself. You are entitled to a copy. If it does not come, the council can require it and fine the landlord.
More in: The safety certificates your landlord must give you
Do I have to let the engineer in?
Give reasonable access for the yearly gas check and other safety inspections; the landlord must give you notice and a sensible time. Refusing access can count against you if there is a later dispute.
More in: The safety certificates your landlord must give you
My landlord emailed me a new rent from next month. Do I have to pay it?
Not on that basis. A rent increase must be on the prescribed section 13 form with at least two months' notice. An email is not a valid notice. Keep paying the current rent and reply in writing.
More in: Rent increases: once a year, two months' notice, and how to challenge one
Can the tribunal put my rent up?
No. Since 1 May 2026 the tribunal can only confirm the landlord's figure or set a lower one. It cannot set a rent higher than the landlord proposed, and it cannot backdate the increase.
More in: Rent increases: once a year, two months' notice, and how to challenge one
How often can the rent go up?
Once in any twelve months, and not at all in the first twelve months of the tenancy.
More in: Rent increases: once a year, two months' notice, and how to challenge one
Can I stop paying rent until the repair is done?
No. Withholding rent breaks your side of the tenancy and can lead to a possession claim on rent arrears grounds. Report the repair in writing, keep the evidence, and go to the council if nothing happens.
More in: Repairs, damp and mould: what the landlord must fix, and how fast
Who pays for a repair I did myself?
Only in narrow circumstances can you deduct the cost, and only after a formal process. Get advice before you spend money on it.
More in: Repairs, damp and mould: what the landlord must fix, and how fast
What if the landlord blames me for the damp?
Condensation from living in the home is not your fault if the property lacks ventilation, heating or insulation. The council's inspector decides what caused it, not the landlord.
More in: Repairs, damp and mould: what the landlord must fix, and how fast
Can my landlord evict me to sell?
Ground 1A allows it, with four months' notice, not in the first twelve months, and only with a court order if you do not leave. After you go, the landlord cannot re-let for twelve months.
More in: Notices, eviction and your rights since section 21 ended
How much notice do I give to leave?
Two months, in writing, ending on a day the rent is due or the day before. You do not have to give a reason, and the landlord can agree to less.
More in: Notices, eviction and your rights since section 21 ended
The landlord says I must sign a new fixed-term contract or leave. Is that right?
No. Fixed terms no longer exist for private tenancies in England. Your periodic tenancy continues; you cannot be made to leave for refusing to sign.
More in: Notices, eviction and your rights since section 21 ended
Can the agent charge me for a reference check?
No. Referencing is a cost of letting and falls on the landlord or agent. If you paid one, ask for it back.
More in: Fees a landlord or agent cannot charge you, and rent in advance
The landlord wants six months' rent up front because I am new to the country. Is that allowed?
No. One month in advance is the maximum before the tenancy starts. A guarantor can be asked for instead; refusing you for a protected characteristic is unlawful.
More in: Fees a landlord or agent cannot charge you, and rent in advance
Is a "pet deposit" allowed?
No. The deposit cap is the same whether or not you have a pet, and pet insurance cannot be demanded. The landlord can still refuse a pet for a good reason, in writing.
More in: Fees a landlord or agent cannot charge you, and rent in advance
How do I find out if my landlord needs a licence?
Search your council's website for "HMO licence register" or "selective licensing". If your home is shared by three or more people from different households, it is likely an HMO.
More in: The landlord database, the ombudsman, and licensing: checks you can make
What is a rent repayment order?
An order from the First-tier Tribunal that the landlord repay you rent, up to twelve months' worth, when they committed an offence such as letting an unlicensed property or an illegal eviction. Councils can help you apply.
More in: The landlord database, the ombudsman, and licensing: checks you can make
Can I complain to the ombudsman about repairs?
Once your landlord must be a member, yes, about how they handled your repair. For an unsafe home, the council can act sooner.
More in: The landlord database, the ombudsman, and licensing: checks you can make
Can I be asked to offer more than the advertised rent?
No. Since 1 May 2026 a landlord or agent in England cannot invite or accept offers above the advertised rent.
More in: Viewing checklist for tenants: what to check and what to ask
How much can a holding deposit be?
No more than one week's rent. It is returned or put towards the tenancy unless you pull out or gave false information.
More in: Viewing checklist for tenants: what to check and what to ask
Can I ask to see the certificates at a viewing?
Yes. You are entitled to the gas safety record, the electrical report and the EPC, so it is reasonable to ask to see them before you apply.
More in: Viewing checklist for tenants: what to check and what to ask
Does a text message count as reporting a repair?
Any dated written report helps, but an email or a message in your portal is easier to keep and to show later. Include photos and keep the reply.
More in: Repair request letter, and a follow-up if nothing happens
What if the landlord does not answer my follow-up?
Contact the private sector housing team at your council. They can inspect the home and order the works. Keep your letters and photos to show them.
More in: Repair request letter, and a follow-up if nothing happens
Do I have to let the landlord in to inspect?
You must give reasonable access for inspection and works. The landlord should give you notice and agree a sensible time.
More in: Repair request letter, and a follow-up if nothing happens
How much notice does a tenant give in England?
Two months, in writing. There is no fixed term and no minimum stay, and you do not have to give a reason.
Can I give notice by email?
Check what your agreement says about how notices are given. If you email, also send it in a way the agreement allows, and keep proof of the date.
Do I have to pay rent during the notice period?
Yes. Rent is due until the tenancy ends, even if you move out before the end date.
Choosing software and help
Is it legal to let my property without an agent in England?
Yes. There is no requirement to use a letting agent. You must meet the same legal duties an agent would meet for you, and from December 2026 register on the landlord database.
More in: Self-managing versus using an agent: what you actually do
Can I use a PA and an agent together?
Yes. Add the agent as a team member and assign them the jobs you want done, such as viewings. They see only what you give them.
More in: Self-managing versus using an agent: what you actually do
Does the PA collect the rent?
No. Rent is paid into your own bank account. The PA sees that it arrived from your bank feed or a statement you upload, and chases when it does not.
More in: Self-managing versus using an agent: what you actually do