What applies now
- Possession only through Section 8 grounds, such as serious arrears, selling or moving in, with notice periods set by law.
- All assured shorthold tenancies converted to periodic tenancies. Tenants can leave with two months' notice.
- Rent increases once a year, which tenants can challenge at the tribunal.
- Rental bidding banned, and limits on rent in advance.
- Tenants can ask to keep a pet, and landlords can't unreasonably refuse.
What's next
The government's roadmap puts the Private Rented Sector Database and the landlord ombudsman in the next phase, with mandatory ombudsman membership expected later. The Decent Homes Standard and Awaab's Law for private rentals follow after that.
The money side
Periodic tenancies mean void periods are less predictable, so build a buffer into your figures with our rental yield calculator. Costs of following the new rules, such as tenancy documents and repairs, are generally allowable expenses.
Sources
Sources last checked 9 November 2026. See all our sources and how we keep pages up to date.
This guide explains general rules for individual landlords in England, Wales and Northern Ireland. It isn't personal tax advice. Check GOV.UK or speak to a qualified adviser before you act.