How to Rent Out Your Property in the UK: Steps & Legal Guide

Since 1 May 2026, every new private tenancy in England is an open-ended assured periodic tenancy. Section 21 “no-fault” evictions have ended. The steps below reflect those rules.

Renting out your home can give you a steady income, but 2026 changed what “compliant” means for UK landlords. Whether you’re an accidental landlord, moving abroad, or building a buy-to-let portfolio, this guide walks you through the process in 10 steps. It covers costs, tax, and what to do if you ever need your property back.

Key Takeaways: What Changed for Landlords in 2026

• Section 21 is gone (England). Since 1 May 2026, you can only regain possession with a Section 8 notice and a valid legal ground.
• All tenancies are periodic. There are no more fixed terms. Tenants can leave with two months’ notice.
• Rent can rise only once a year, using a Section 13 notice. Tenants can challenge an increase at the First-tier Tribunal.
• No rental bidding. You must advertise a fixed rent and can’t accept offers above it, or take more than one month’s rent in advance.
• No blanket bans. Refusing tenants because they receive benefits or have children is unlawful. Tenants can request a pet, and you need a good reason to refuse.
• Landlord database opens 15 December 2026. Registration rolls out region by region through 2027, and Ombudsman membership becomes mandatory in 2028.
• EPC C by 1 October 2030 for all rented homes, with a £10,000 cost cap per property.
• Tax rises from April 2027. Property income will be taxed at 22%, 42% and 47%. Making Tax Digital started in April 2026 for landlords with more than £50,000 in qualifying income.

UK Landlord Timeline 2026–2030

Date	What happens	Who it affects
1 April 2026	Scottish landlord registration fees rise to £85 + £20 per property	Scotland
6 April 2026	Making Tax Digital for Income Tax starts (income over £50,000)	All UK
1 May 2026	Renters’ Rights Act Phase 1: periodic tenancies, Section 21 abolished	England
31 May 2026	Deadline to give existing tenants the government Information Sheet	England
31 July 2026	Last date to start court action on a pre-May Section 21 notice	England
15 December 2026	PRS Database (“Register your rental property”) opens, region by region	England
March 2027 (expected)	National short-term let registration scheme	England
6 April 2027	Property income tax rates rise to 22% / 42% / 47%; MTD threshold falls to £30,000	All UK
November 2027 (expected)	All letting landlords registered on the PRS Database	England
2028	PRS Landlord Ombudsman membership becomes mandatory; MTD threshold falls to £20,000	England / All UK
1 October 2030	Minimum EPC C for all rented homes	England & Wales

 

Which Rules Apply to You? England vs Scotland vs Wales vs Northern Ireland

Housing law is devolved, so the rules depend on where the property is, not where you live.

	England	Scotland	Wales	Northern Ireland
Standard tenancy	Assured periodic tenancy	Private residential tenancy	Occupation contract (standard contract)	Private tenancy
Landlord registration	PRS Database from 15 Dec 2026	Scottish Landlord Register (3 years)	Rent Smart Wales (registration, plus a licence if you self-manage)	NI Landlord Registration Scheme
Right to Rent checks	Required	Not required	Not required	Not required
Short-term lets	Registration scheme expected 2027; London 90-night rule	Short-term let licence required	Separate holiday let rules	Tourism certification rules

 

The rest of this guide follows the rules in England unless it says otherwise.

Step 1: Decide How You Want to Let Your Property

There are three main ways to earn rent from a UK property, and each one follows different rules.

	Long-term let	Short-term / holiday let	Guaranteed rent
Tenancy type	Assured periodic tenancy	Licence to occupy (not an assured tenancy)	Usually a company let or management agreement
Income	Fixed monthly rent	Variable nightly rates, often higher gross	Fixed monthly payment, even when empty
Your workload	Medium	High (cleaning, guests, pricing)	Low
Renters’ Rights Act applies?	Yes	No, holiday lets are excluded	Depends on how the agreement is structured
Main risks	Arrears, slower possession	Planning rules, voids, local restrictions	Choosing a reliable operator

 

Holiday lets are not assured tenancies, so Section 8 and the periodic tenancy rules don’t apply to them. Short lets have their own requirements, including fire safety, planning rules (such as London’s 90-night limit) and the coming registration scheme in England.

If you want a fixed income without managing tenants or guests, a guaranteed rent arrangement may suit you. Always ask a solicitor to check the agreement before you sign.

Step 2: Get Mortgage, Leasehold and Insurance Permissions

Your mortgage lender comes first. A residential mortgage usually doesn’t allow letting. Ask for “consent to let” (often £100–£300, sometimes with a higher rate) or switch to a buy-to-let mortgage. Letting without permission can breach your mortgage terms.

Check your lease. Many leases restrict or ban subletting, and some ban short lets outright. Get written consent from the freeholder or management company before you advertise.

Switch to landlord insurance. Standard home insurance usually excludes letting. You’ll need:

• Buildings insurance: usually required by your lender
• Contents insurance: for any furniture and appliances you provide
• Landlord liability insurance: for injury claims from tenants or visitors
• Rent guarantee insurance: worth considering, because the new arrears ground means at least three months of unpaid rent before you can serve notice

Read more in our landlord insurance guide.

Step 3: Check Registration and Licensing

England: there is no national register yet. The new PRS Database opens on 15 December 2026 and rolls out region by region. Every landlord who is actively letting must register themselves and each property, and pay an annual fee. Until your region opens, check with your council for:

• Mandatory HMO licensing: 5 or more people from 2 or more households sharing facilities
• Additional HMO licensing: some councils cover smaller HMOs
• Selective licensing: some councils require a licence for every rental in certain areas

Scotland: register on the Scottish Landlord Register before you advertise. From 1 April 2026, it costs £85 plus £20 per property and lasts 3 years. The council checks that you’re a “fit and proper person”, and your registration number must appear in every advert.

Wales: register with Rent Smart Wales. If you manage the property yourself, you also need a licence, which requires training. If you use a licensed agent, you only need to register.

Northern Ireland: register with the NI Landlord Registration Scheme.

Start gathering your compliance documents now, including your EPC, gas certificate, EICR and deposit records. You’ll need them for the database.

Step 4: Make the Property Safe and Compliant

Before a tenant moves in, you must have these in place:

Requirement	How often	Rule
Gas Safety Certificate (CP12)	Every 12 months	Done by a Gas Safe registered engineer. Give tenants a copy before they move in, and within 28 days of each check.
EICR (electrical safety report)	Every 5 years	Give a copy to tenants. Complete any required repairs within 28 days. Fines of up to £30,000 apply.
Smoke alarms	Fit before the tenancy	One on every storey used as living space. Test them on the first day of the tenancy.
Carbon monoxide alarms	Fit before the tenancy	Required in any room with a fixed combustion appliance, such as a gas boiler or wood burner (gas cookers excluded).
EPC	Valid for 10 years	Currently E or above. Show it to tenants before they agree to rent.
Fire-safe furniture	Ongoing	Furniture you provide must meet the furniture fire safety regulations.
Legionella risk assessment	Ongoing	A simple risk assessment of the water system is recommended.

 

You must also repair or replace any alarm once a tenant tells you it’s faulty. Councils can fine you up to £5,000 for alarm breaches.

The EPC C deadline: 1 October 2030

Under the Warm Homes Plan (January 2026), every privately rented home in England and Wales must reach EPC C by 1 October 2030, unless you register an exemption. Here’s what that means:

• One deadline applies to both new and existing tenancies.
• Spending is capped at £10,000 per property, or less for homes worth under £100,000.
• The government expects the average cost to be about half of the cap.
• Improvements made since October 2025 count towards the cap, so starting early spreads the cost.

If your property is rated D or E, book an EPC assessor now to find out which upgrades will get you to C.

Repairs before you let

• Fix leaks, damp, mould and broken fittings
• Check that doors and windows open and lock properly
• Service the boiler and heating
• Deep clean the property and repaint in neutral colours

Take dated photos of every room. They support your inventory and protect you in deposit disputes.

Step 5: Set the Right Rent

Price your property against similar homes on Rightmove, Zoopla and OnTheMarket that match on bedrooms, condition and location. Ask two or three local agents for free valuations.

Getting the starting rent right matters more than ever:

• You can only raise rent once a year, using a Section 13 notice with at least two months’ notice.
• No rental bidding. You must advertise a fixed rent and can’t accept offers above it.
• Rent in advance is capped at one month’s rent.

Overpricing leads to empty months, and underpricing costs you money that’s harder to recover now. Also factor in voids, maintenance (budget about 10% of rent), insurance, agent fees and tax.

Step 6: Market Your Property Lawfully

Good marketing still matters: professional photos, a floor plan, and a clear description of transport links and amenities. In 2026, adverts must also follow the new rules:

• State the rent as a fixed figure.
• Don’t write “No DSS” or “No children”. That discrimination is now unlawful.
• Don’t write “No pets” as a blanket rule. You can set reasonable conditions instead.
• In Scotland, include your landlord registration number.

Reply to enquiries quickly. Good tenants often view several properties in a day.

Step 7: Reference Tenants and Check Their Right to Rent

Referencing usually includes:

• A credit check
• Employment and income checks (a common benchmark is a monthly income of at least 30 times the rent, about 2.5 times the annual rent)
• A reference from their previous landlord
• A guarantor if income or credit history is limited

Since 2019, you can’t charge tenants for referencing in England. A refundable holding deposit is capped at one week’s rent.

Right to Rent (England only). Before the tenancy starts, check that every adult who will live in the property has the right to rent in the UK:

• British or Irish passport: a manual check of the original, or a check by a certified identity service provider
• Most other people: an online check using a Home Office share code (eVisas have replaced biometric residence permits)
• Time-limited permission: repeat the check before it expires

Keep copies for the whole tenancy plus at least one year after it ends. Civil penalties are up to £10,000 per occupier for a first breach and £20,000 for a repeat breach. Knowingly letting to someone without the right to rent is a criminal offence.

Step 8: Sign the Tenancy and Protect the Deposit

The tenancy agreement

Every new private tenancy in England is now an assured periodic tenancy with no end date. Before the tenancy starts, you must give the tenant a written statement of terms. It should include:

• Names, the property address and the start date (there is no end date)
• The rent, when it’s due, and how it’s paid
• The deposit amount and which protection scheme holds it
• Repair responsibilities for you and the tenant
• How the tenant can end the tenancy (two months’ notice) and how you can (Section 8 grounds only)
• Pet conditions, not a blanket ban

Use an up-to-date periodic template such as the NRLA’s. Older AST templates no longer work. See our tenancy agreement guide.

Old rules vs new rules

	Before 1 May 2026	Since 1 May 2026
Tenancy type	Fixed-term AST	Open-ended assured periodic tenancy
Landlord ends tenancy	Section 21, no reason needed	Section 8, legal ground required
Tenant ends tenancy	Usually at the end of the fixed term	Two months’ notice, any time
Rent increases	Often set in renewal terms	Once a year, via a Section 13 notice
Rent in advance	No formal limit	Maximum of one month
Pets	Landlord’s choice	Tenant can request; refusal needs a reasonable reason
Benefits or children	Not explicitly protected	Discrimination is unlawful

 

Deposit protection

• Cap: 5 weeks’ rent if the annual rent is under £50,000, or 6 weeks’ rent if it’s £50,000 or more.
• Protect it within 30 days in a government-approved scheme: Deposit Protection Service, MyDeposits or TDS.
• Give the tenant the prescribed information within 30 days.
• Penalty: a court can order you to pay one to three times the deposit.

Inventory and check-in

Complete a dated, photographed inventory and ask the tenant to sign it. It’s your strongest evidence if there’s a deposit dispute.

Step 9: Manage the Tenancy

Access: give at least 24 hours’ written notice before you visit, except in a genuine emergency such as a gas leak or flood. Tenants have the right to “quiet enjoyment”.

Repairs: you’re responsible for the structure and exterior, heating and hot water, water and sanitation, and the gas and electrical installations. If repairs aren’t done, councils can issue improvement notices and civil penalties, and tenants can apply for Rent Repayment Orders.

Rent increases: once a year, using a Section 13 notice (Form 4A) with at least two months’ notice.

Pet requests: respond in writing, within the legal timescale, with a decision and your reasons.

Coming next: Awaab’s Law (deadlines for fixing damp and mould) and a Decent Homes Standard are being extended to private rentals. Scotland’s version of Awaab’s Law has applied since October 2026.

Step 10: Handle Tax and Records

Do you pay tax on rent? Yes. Rental profit is taxable. The first £1,000 of property income is tax-free under the property allowance. Above that, register for Self Assessment.

Allowable expenses include repairs, insurance, agent fees, safety certificates, accountancy fees, and service charges. Mortgage interest isn’t deducted in full. Instead, you get a tax credit at the basic rate.

What’s changing:

From	Change
6 April 2026	Making Tax Digital: quarterly digital updates if your qualifying income is over £50,000
6 April 2027	Property income taxed at 22% / 42% / 47%; mortgage interest credit rises to 22%; MTD threshold falls to £30,000
6 April 2028	MTD threshold falls to £20,000

 

From April 2027, your personal allowance will be used against your salary or pension first, so more of your rental income may be taxed at the new property rates.

Short lets: the Furnished Holiday Lettings tax regime ended in April 2025. Holiday let income is now taxed like other rental income.

Living abroad? Under the Non-Resident Landlord Scheme, your agent (or tenant) must deduct basic rate tax from your rent unless HMRC approves you to receive it gross.

Rent a Room: if you let a furnished room in your own home, the first £7,500 a year is tax-free.

Tax rules are complex. Speak to an accountant before restructuring, for example before moving properties into a limited company.

How to End a Tenancy Under the New Rules

In England, you can only end an assured periodic tenancy by serving a Section 8 notice that relies on a legal ground, and then getting a court order if the tenant doesn’t leave.

Ground	Reason	Notice	Key condition
1A	You’re selling	4 months	Can’t be used in the first 12 months; you can’t re-let for 12 months
1	You or close family are moving in	4 months	Can’t be used in the first 12 months; you can’t re-let for 12 months
8	Serious rent arrears	4 weeks	At least 3 months’ rent owed, both when you serve notice and at the hearing
10 / 11	Some arrears or persistent late payment	4 weeks	Discretionary; the court decides
14	Anti-social behaviour	Short	Discretionary; strong evidence needed

 

Misusing a ground, for example claiming you’re selling and then re-letting, can lead to fines and Rent Repayment Orders.

How Much Does It Cost to Become a Landlord in 2026?

Cost	Typical range	How often
Consent to let / mortgage fee	£100–£300	One-off
Gas Safety Certificate	£60–£90	Yearly
EICR	£120–£300	Every 5 years
EPC	£60–£120	Every 10 years
Smoke and CO alarms	£20–£60 each	One-off
Landlord insurance	£150–£600	Yearly
Inventory	£100–£200	Each tenancy
Letting agent (tenant find)	Fixed fee or about 1 month’s rent	Each tenancy
Letting agent (full management)	8–15% of rent + VAT	Monthly
Scottish landlord registration	£85 + £20 per property	Every 3 years
PRS Database (England)	Annual fee, to be confirmed	Yearly
EPC C upgrades	Up to £10,000 (capped)	By October 2030

 

These ranges are typical. Always get local quotes.

Common Mistakes First-Time Landlords Make

1. Letting without consent from the mortgage lender or freeholder
2. Using an old fixed-term AST template after 1 May 2026
3. Protecting the deposit late, or forgetting the prescribed information
4. Writing “No DSS”, “No kids” or “No pets” in an advert
5. Accepting offers above the advertised rent
6. Missing the yearly gas safety check
7. Ignoring the EPC C deadline until 2030
8. Not budgeting for the April 2027 tax rise
9. Not registering on the PRS Database when your region opens

Landlord Checklist: Before Your Tenant Moves In

• ☐ Consent to let from the mortgage lender, or a buy-to-let mortgage
• ☐ Written consent from the freeholder (leasehold properties)
• ☐ Landlord insurance in place
• ☐ Licence or registration checked (council / Scotland / Wales / PRS Database)
• ☐ Gas Safety Certificate (CP12)
• ☐ EICR, with any repairs completed
• ☐ Smoke alarm on every storey and CO alarms fitted, all tested
• ☐ Valid EPC (E or above, with a plan for C by 2030)
• ☐ Advert with a fixed rent and no discriminatory wording
• ☐ References and Right to Rent checks done and copies saved
• ☐ Written statement of terms / periodic tenancy agreement signed
• ☐ Deposit protected and prescribed information given within 30 days
• ☐ Signed inventory with photos
• ☐ Meter readings recorded; council tax and utilities updated
• ☐ Self Assessment / MTD set up

For a longer version, see our landlord checklist for renting a house in the UK.

Conclusion

Renting out a property in the UK still works well as an income source, but the rules changed more in 2026 than in any year in the last decade. Get your permissions, make the property safe, let it at a fair fixed rent, and keep every certificate and record ready for the new landlord database.

At JF Property Partners, we help landlords across Leeds, Harrogate, York, Brighton and Greater London earn from their properties without the day-to-day work. Choose full property management, short let management, or a guaranteed monthly rent with no voids and no tenant chasing. Get your free estimate.

Frequently Asked Questions

How do I rent out my property in the UK?

Get consent from your mortgage lender and freeholder, and take out landlord insurance. Register or license where required, complete the gas, electrical, EPC and alarm checks, then advertise at a fixed rent. Reference tenants, run Right to Rent checks in England, sign a periodic tenancy agreement, and protect the deposit within 30 days.

Do I need permission to rent out my house?

Usually, yes. Most residential mortgages need “consent to let” or a switch to a buy-to-let mortgage. Leasehold flats often need written consent from the freeholder. Some councils also require a property licence, and landlords in Scotland and Wales must register before letting.

Has Section 21 been abolished?

Yes, in England. Section 21 “no-fault” evictions ended on 1 May 2026. Landlords now need a Section 8 notice with a legal ground, such as selling, moving in, or at least three months of rent arrears. Notices served before 1 May could only go to court until 31 July 2026.

What is an assured periodic tenancy?

It’s the standard private tenancy in England since 1 May 2026. It has no fixed end date. The tenant can leave with two months’ notice, and the landlord can only end it using a Section 8 ground. Existing ASTs converted to this tenancy automatically.

Can I still evict a tenant in 2026?

Yes, but only on a legal ground. Selling or moving in requires four months’ notice and can’t be used in the first 12 months. Serious rent arrears requires at least three months’ rent owed and four weeks’ notice. If the tenant doesn’t leave, you need a court order.

What is the PRS Database and when do I need to register?

It’s England’s new national register of private landlords and rental properties, called “Register your rental property”. It opens on 15 December 2026 and rolls out region by region, with every letting landlord expected to be registered by late 2027. There will be an annual fee.

Do I pay tax if I rent out my house in the UK?

Yes. Rental profit is taxable after allowable expenses, and the first £1,000 is covered by the property allowance. From April 2027, property income will be taxed at 22%, 42% or 47%. Landlords with qualifying income over £50,000 must already use Making Tax Digital.

How much does it cost to become a landlord?

Expect around £500–£1,500 before the first tenancy. That covers safety certificates, an EPC, alarms, insurance and an inventory. Add agent fees if you use one (8–15% of rent for full management) and set aside money for EPC C upgrades, which are capped at £10,000 per property.

Can I refuse tenants with pets?

You can’t use a blanket ban. Tenants have the right to request a pet, and you must give a decision in writing. You can refuse for a good reason, such as a lease that bans pets, or you can agree with reasonable conditions.

Can a foreigner or non-resident be a UK landlord?

Yes. There are no nationality limits on owning or letting property in the UK. If you live abroad, the Non-Resident Landlord Scheme applies: your agent or tenant deducts basic rate tax unless HMRC approves gross payments. All the usual landlord duties still apply.

Is it better to let long-term or as a short let?

Long lets give steady income but come with the Renters’ Rights Act rules. Short lets can earn more gross income but need more work and face planning limits, such as London’s 90-night rule, plus a registration scheme expected in England in 2027. Guaranteed rent offers fixed income with little involvement.

Do I need to give my tenant the Renters’ Rights Act Information Sheet?

Only for tenancies that started before 1 May 2026. That deadline was 31 May 2026. If you missed it, serve the sheet now. Penalties are up to £7,000, rising to £40,000 if the breach continues. New tenancies need a written statement of terms instead.

Sources

• GOV.UK – Renting out your property
• GOV.UK – Evicting tenants in England
• GOV.UK – Check your tenant’s right to rent
• GOV.UK – Work out your rental income
• NRLA – Renters’ Rights Act guidance
• Scottish Landlord Register – Fees
• Rent Smart Wales