What do I need to do to be a private landlord?

As a landlord, you will be legally required to ensure that the property meets certain health and safety standards.

This includes making sure the property is free from serious hazards, such as damp, gas leaks, or electrical faults. You must keep the property in a good condition and carry out necessary repairs.

This includes maintaining the structure of the property (walls, roof, windows, etc.) and ensuring all systems (e.g. heating, plumbing, electrical) are working properly.

You will need to have an annual gas safety check and provide tenants with a gas safety certificate.

From 1 May 2026, landlords are required to provide tenants with the government’s Renters’ Rights Act Information Sheet 2026, which explains the key changes introduced by the new law and how these affect the tenancy.

This information must be given to all existing and new tenants either in paper or digital form by 31 May 2026, ensuring they are fully informed of their updated rights and the landlord’s obligations.

This requirement applies even where a written tenancy agreement already exists, as the information sheet is designed to clearly outline the new legal framework rather than replace the agreement itself.

If you fail to provide the document within the required timeframe, you may face enforcement action or a fine up to £7,000.

Different types of property appeal to different types of tenant. Flats often attract young professionals, couples or sharers. In contrast, larger houses may appeal to families seeking long-term rentals. 

Houses in multiple occupation (HMOs) can be rented out per-room to tenants who share a kitchen, bathroom and living areas. 

In general, properties in sought-after areas or near amenities like transport links, schools, and shops usually attract more interest. 

The property's condition is crucial. A well-maintained property commands a higher rental price and minimises future repair costs.  

You can’t usually let a property owned on a residential mortgage – you need a buy-to-let mortgage. These tend to require bigger deposits and have higher interest rates. 

It’s important to make sure the figures add up when working out your buy-to-let finances. In some cases by using borrowed capital to fund your purchase, you can increase your return on investment by investing in numerous properties.  

Novice landlords should take both financial and professional advice before buying their first rental property. 

Landlords are responsible for property maintenance. This can take up quite a lot of time and money. For example, according to the Government’s Private Landlord Survey, around a quarter of landlords reported they identified damp or mould in at least one of their properties in the past year. 

Landlords must check whether their property requires a licence by contacting their local authority, as licensing rules can vary between different areas.

In England, there is no single nationwide system, so councils may operate schemes such as mandatory HMO (House in Multiple Occupation) licensing, additional licensing for smaller shared properties, or selective licensing covering all rental properties in certain areas.

The best way to confirm requirements is to visit the local council’s website, use any available postcode checker, and review the specific criteria for that area. If a property falls within a licensing scheme, you must apply for the appropriate licence and comply with its conditions to legally rent out the property.

Landlords must pay tax on any rental income they receive, as it is considered part of their overall earnings. This income must be declared to HMRC, usually through a self-assessment tax return.

Landlords can deduct certain allowable expenses, such as maintenance, letting agent fees, and insurance, before calculating their taxable profit. The amount of tax owed depends on the landlord’s total income and applicable tax band, and failure to declare rental income correctly may result in penalties or fines.

In addition, under Making Tax Digital (MTD), landlords may be required to keep digital records and submit income and expense updates to HMRC using compatible software, depending on their level of rental income.

Landlord insurance is a specialised type of insurance designed to protect landlords and their rental properties. It covers a range of risks and potential problems that a landlord might face while renting out a property. It is not mandatory but it can be a good idea as it can help safeguard your investment. 

This type of insurance is different from standard home insurance, as it specifically addresses the needs of landlords renting to tenants.  Policies vary but the key components of landlord insurance include: 

• Buildings insurance 

• Contents insurance 

• Loss of rent insurance 

• Liability insurance 

• Rent guarantee cover 

• Legal expenses insurance 

• Accidental damage cover 

• Property owner’s liability insurance 

• Home emergency 

Previously, an Assured Shorthold Tenancy (AST) was the most common type of tenancy agreement in the UK for renting residential properties. But ASTs will be abolished from 1 May 2026 under the Renters Rights Act.

Any existing AST will automatically become an Assured Periodic Tenancy instead. The tenancy contract is a legal contract between a landlord and a tenant that outlines the terms and conditions of the tenancy, such as the length of the tenancy, rent payments, and the responsibilities of both parties.

The agreement provides a framework for both the landlord and the tenant, ensuring that their rights and obligations are clear. The tenancy agreement should include details such as:

• Names of both landlord and tenant(s)

• Tenant's security of tenure

• Rent payments

• Rights and responsibilities of the landlord

• Rights and responsibilities of the tenant

• Notice periods

• Deposit protection

• Clauses about pets, smoking and subletting

• The property’s Energy Performance Certificate (EPC)

The Renters' Rights Act 2025 has introduced major reforms to the private rented sector in England, with the most significant changes set to take effect on 1 May 2026.

Landlords can either find and vet tenants themselves or hire a letting agency to do the work for them.  Either way, to find the right tenants you’ll need to: 

• Advertise your property  

• Interview potential tenants 

• Conduct affordability checks 

• Obtain references 

• Carry out credit checks 

Being a landlord means ongoing work managing the property. This will include: 

• Regular maintenance: Make sure the property is well-maintained and in good condition, addressing any repair issues quickly.  

• Routine inspections: Conduct inspections (typically every 6 to 12 months) to ensure everything is in good shape and that tenants are taking care of the property. 

• Respond to tenant concerns quickly: If tenants report issues or maintenance needs, attend to them in a timely manner. 

Rules for landlords change constantly – so make sure you stay up to date on the following: 

• Right to Rent 

• Energy Performance Certificates 

• Deposit protection schemes 

• Renters’ Rights Act

• Health and safety regulations 

When it comes time to end a tenancy, it’s important to follow the correct procedure. This means:  

• Giving your tenant the correct notice period 

• Inspecting the property 

• Returning the deposit, with any deductions being fair and justified 

• Following legal eviction processes 

The rules about ending a tenancy will change on 1 May 2026. Under the Renters’ Rights Act, landlords will only be able to end a tenancy by processes set out in the act.

You will no longer be able to use Section 21 (of the Housing Act 1988) to end a tenancy. Instead you will need to use the Section 8 procedure and have a valid legal reason (ground) for ending the tenancy, rather than ending it without cause.

These grounds may include situations such as wanting to sell the property, moving into the property yourself, or if the tenant has breached the tenancy agreement – for example, through rent arrears or anti-social behaviour.

You must give the appropriate notice period and ensure all legal requirements have been met before taking further action.

Tenants can end a tenancy by providing the required notice. Under the Renters’ Rights Act, tenant need to give their landlord at least 2 months’ notice unless otherwise agreed in writing.

After a tenancy has ended, the landlord will need to transfer utilities and council tax back into their name until a new tenant moves in.