Property guides for buyers, sellers and landlords

A Landlord's Guide to Lettings in England (2026)

Guides 9 June 2026 7 min read

By the Domovita editorial team

Renting out a property in England carries real legal weight, and the rules changed materially on 1 May 2026 when the main tenancy changes in the Renters' Rights Act 2025 came into force. This guide is the high-level roadmap; the linked compliance rundown and the detailed guides drill into each item. Always check the current gov.uk guidance before a new tenancy - the law in this area is moving quickly.

Last reviewed: 22 October 2026. Budget 2026 tax changes added 3 November 2026 against gov.uk. Tenancy information duties corrected 23 September 2026 against gov.uk. England-focused; some rules differ in Scotland, Wales and Northern Ireland.

1. Buy-to-let financing

You typically need a buy-to-let mortgage rather than a residential one. Lenders' criteria vary, but commonly include:

A minimum deposit, set by the lender
A "stress test" that the expected rent covers the mortgage interest by a margin the lender sets
In some cases, a minimum personal income

These are set by each lender, not by law, and change over time - check current terms with a broker or lender.

2. Stamp Duty on a buy-to-let

Buying an additional residential property (which a buy-to-let usually is) currently carries a 5% higher-rate surcharge on top of standard Stamp Duty Land Tax in England and Northern Ireland - see the rates on gov.uk. Scotland (Additional Dwelling Supplement under LBTT) and Wales (higher rates of Land Transaction Tax) have their own separate surcharges. Domovita's SDLT calculator applies the England/NI surcharge.

3. Choose your management style

Self-manage - you advertise, vet, sign tenants and handle repairs. Maximum profit, maximum hands-on work.
Tenant-find only - an agent finds and vets the tenant; you manage from then on. Fees vary, so compare quotes.
Full management - an agent handles everything. An ongoing fee - compare quotes.

Many landlords list themselves and bring in a local agent only if and when it suits them. Either path works on Domovita - the choice is yours.

4. Legal obligations (the big ones)

Getting these wrong can expose you to fines, rent-repayment orders, and - because Section 21 "no-fault" evictions have been abolished - difficulty regaining possession. See the compliance rundown for the full list and the deadline for each, and always confirm the current position on gov.uk.

EPC rating of E or better to let (Minimum Energy Efficiency Standard). The government plans to raise it to EPC C by 1 October 2030 (the regulations have not been made yet), so factor improvement work in early.
Gas Safety Certificate (CP12) every 12 months, given to new tenants before they move in and to existing tenants within 28 days of each check.
EICR (Electrical Installation Condition Report) at least every 5 years.
Smoke alarm on every storey, and a carbon monoxide alarm in every room with a fixed combustion appliance (for example a wood burner or gas boiler - gas cookers are excluded).
Right to Rent check for every adult tenant in England before the tenancy starts.
Deposit protection within 30 days of receipt, in one of the three government-backed schemes (TDS, DPS or MyDeposits). The deposit is capped at 5 weeks' rent (6 weeks if the annual rent is £50,000 or more).
Prescribed Information served to the tenant within 30 days, naming the scheme used.
Written tenancy information - for a new tenancy created on or after 1 May 2026, give the tenant written information about its key terms before the tenancy is signed or otherwise agreed (a fine of up to £7,000 applies; see gov.uk). The "How to Rent" guide was withdrawn on 1 May 2026. Landlords with existing tenancies had to serve the government Renters' Rights Act Information Sheet by 31 May 2026 (also up to £7,000); after that it is needed only where a Section 21 or Section 8 notice given before 1 May 2026 lapses and the tenancy becomes periodic. Check gov.uk for the current document.
Licensing - mandatory HMO licensing applies to larger shared houses (broadly 5+ occupants forming 2+ households), and many councils run their own selective or additional licensing schemes. This is set by your local council - check yours; we never assume an area does or does not require a licence.

5. Listing the property

You can list on Domovita for free. Whether you have one property or a portfolio, the form is the same. Include:

EPC rating (required by law to be visible in marketing)
Council tax band
Deposit amount
Bills included (if any)
Furnished / part-furnished / unfurnished
Pet policy (note: under the Renters' Rights Act, a tenant's request to keep a pet cannot be unreasonably refused)
Minimum tenancy length

6. Tenant vetting

Standard checks: photo ID, Right to Rent, proof of address, recent bank statements or payslips, an employer reference and a previous-landlord reference. A referencing service that includes a credit check adds a fee, which you pay, and is usually worth it. Note that rental bidding wars are now banned, and you cannot discriminate against tenants because they have children or receive benefits.

7. Tax

Rental income is taxable - declare it via Self Assessment.
For landlords who are individuals (not companies), mortgage interest on residential lets is no longer deducted from rental income; it is replaced by a basic rate tax reduction, currently 20% (the Section 24 rules, fully in effect since April 2020). From April 2027 separate property income tax rates apply in England, Wales and Northern Ireland: the Finance Act 2026 sets them at 22%, 42% and 47%, and relief on mortgage interest moves to the property basic rate (HMRC technical note). At Budget 2026 the government announced it will raise those rates to 24%, 44% and 49%, which is not yet law (gov.uk), so check the current rate before relying on it.
Making Tax Digital for Income Tax applies from 6 April 2026 for landlords with gross property (and self-employment) income above £50,000 - quarterly digital reporting - then above £30,000 from April 2027 and above £20,000 from April 2028. Check the current thresholds on gov.uk.
Allowable running costs (maintenance, agent fees, insurance, council tax between tenants, service charges, accountancy) are deductible; capital improvements are not deductible against income but reduce Capital Gains Tax on an eventual sale.
The Furnished Holiday Lettings regime was abolished from 6 April 2025.
Holding property through a limited company is sometimes more tax-efficient for portfolio landlords - this is genuinely individual, so speak to an accountant.

8. Insurance

Standard residential insurance does not cover a let property. You need landlord insurance, which covers buildings plus landlord's liability. Contents cover is optional (the tenant owns their own contents) but worth having if you let furnished.

9. Ending a tenancy (post-Renters' Rights Act)

Since 1 May 2026 the picture is different. Assured shorthold tenancies have converted to periodic assured tenancies with no fixed end date, and Section 21 "no-fault" evictions are abolished.

Tenant ending the tenancy - the tenant can leave by giving two months' notice at any point.
Landlord seeking possession - Section 8 only - you must rely on one of the statutory grounds (for example rent arrears, anti-social behaviour, or that you intend to sell or move in), served on the prescribed form. Grounds, notice periods and evidence requirements vary - some carry restrictions such as a minimum tenancy length or a re-letting ban. The gov.uk possession guidance covers these in detail, and the court process can be slow.

Because the rules and grounds are detailed and recently changed, get the notice right before serving it - an invalid notice can set you back months. When in doubt, take legal advice.

Tools to help you

List a rental - free, on your terms
Compliance rundown - confirm you have met every legal requirement
Yield calculator - gross and net rental yield
Get a rental valuation from a local agent