Landlords across Cumbria are preparing for a significant change in rental legislation as wide-ranging reforms come into effect throughout 2026. Property specialists at H&H Land & Estates say the changes represent a modernisation of the private rented sector, bringing increased structure, transparency and accountability to landlord responsibilities. Rebecca Robins, Property Manager at H&H Land & Estates, has outlined the key updates and what they will mean in practice for landlords operating in England.
The private rented sector has entered one of the most significant periods of reform in decades. In 2026, landlords will face a wide range of new legal and compliance obligations that will reshape how rental properties are managed in England. While these changes are designed to strengthen tenant protections, they also require landlords to operate with greater transparency, accountability, and professionalism than ever before.
H&H Land & Estates said they believe preparation is essential. Landlords who understand and adapt to these reforms will be better placed to avoid penalties, reduce risk, and maintain constructive relationships with their tenants.
1. Stronger Enforcement Powers for Local Authorities
Since 27 December 2025, local councils have been granted expanded enforcement powers across the private rented sector. Authorities can now inspect properties, request documentation, and access third-party data without a warrant to tackle non-compliance and unsafe housing conditions.
For landlords, this makes thorough record-keeping critical. Up-to-date safety certificates, maintenance records, repair logs, notices, and clear tenant communications will all be key to demonstrating compliance.
2. Making Tax Digital (MTD) for Landlords
From April 2026, landlords with annual rental income above £50,000 must comply with Making Tax Digital for Income Tax (MTD ITSA). This requires quarterly digital submissions of income and expenses via approved software, replacing the traditional annual paper return.
Landlords are encouraged to adopt a reliable digital accounting platform as soon as possible to avoid last-minute stress and potential penalties.
3. The End of 'No-Fault' Evictions
One of the most significant changes in 2026 is the abolition of Section 21 "no-fault" evictions from 1 May 2026. Landlords will no longer be able to evict tenants without a specific legal reason.
All new tenancies will become Periodic Tenancies from the outset, and existing tenancies will automatically convert to periodic tenancies on their next rental period date, with any break clauses falling away.
Tenants will be able to end their tenancy after 28 days by giving two months' notice aligned with their rent payment date. Landlords, however, will need to rely on specific grounds under Section 8 of the Housing Act 1988, the tenancy cannot be ended until the completion of the first 12 months and they will be required to give four months' notice (this means notice will need to be served at month 8).
This reform places far greater emphasis on careful planning, robust documentation, and lawful possession procedures.
4. Fairer Rent Practices and Tenant Protections
From 1 May 2026, further reforms will affect how rent is set and increased:
Rent reviews will only be permitted once every 12 months using a Section 13 with two months' notice.
Any increase must be reasonable, evidence-based, and in line with open market value to reduce the risk of first-tier tribunal challenges.
"Bidding wars," where landlords encourage or accept offers above the advertised rent, will be banned.
Tenancy deposit limits and upfront payment caps will continue to be prohibited.
Tenancy communications, adverts, and screening processes must not discriminate against tenants with children, or those receiving benefits.
5. Tenant Requests for Pets
From 1 May 2026, landlords will no longer be able to unreasonably refuse a tenant's request to keep a pet once a tenancy has started.
Landlords must consider requests on a case-by-case basis and respond within 28 days. Reasonable grounds for refusal may include restrictions in insurance policies, leasehold agreements, property suitability, or a genuine landlord allergy where they intend to return or visit the property.
6. Private Rented Sector (PRS) Database
Later in 2026, the government are expected to confirm details of a national Private Rented Sector (PRS) database, due to become mandatory from 2028.
Under this system, all landlords will need to register themselves and each rental property, as well as pay an annual fee per property, regardless of whether they use a managing agent.
Landlords are advised to begin preparing now by ensuring all safety certificates and compliance documentation are up to date and well organised.
7. Landlord Ombudsman and AWAAB's Law
The government are also expected to confirm details of a new Landlord Ombudsman, an independent body for resolving disputes between landlords. While full operation is anticipated around 2028, membership will be mandatory for all landlords even if they use a letting agent.
Extensions of AWAAB's Law will see landlords face obligations to address serious category 1 health hazards like damp or mould, within defined timeframes, and ensure properties meet minimum standards for safety, structure, and energy efficiency.
Looking ahead, the regulatory landscape for landlords in 2026 is complex, but those who prepare early will be better positioned to operate successfully, reduce legal risk, and maintain positive relationships with their tenants. Here at H&H Land & Estates, we remain committed to supporting landlords through this period of change, ensuring clarity, compliance, and confidence in an evolving rental market.
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