Landlord Legal Guide

1. Are You a Landlord Under UK Law?

If you let a property you own — including a room in your own home under certain arrangements — you are generally classed as a landlord, with legal responsibilities that apply regardless of whether letting is your main occupation. Official overview: gov.uk — Renting out your property.

2. The Renters' Rights Act 2024/2025

The Renters' Rights Act received Royal Assent on 27 October 2025 and came into force on 1 May 2026 — the biggest reform to letting in England in over 30 years. It abolishes Section 21 "no-fault" evictions, converts all tenancies to periodic tenancies, and introduces new grounds-based possession under Section 8. Full official guidance: gov.uk — Guide to the Renters' Rights Act, and the legislation itself at legislation.gov.uk.

Grounds for Possession Landlords Commonly Rely On

• Ground 8 — rent arrears: at least two months' rent unpaid, both when notice is served and at the hearing (mandatory ground).
• Ground 1A — selling the property: four months' notice; cannot be used in the first 12 months of a tenancy; the property cannot be re-let or re-marketed for 12 months afterwards.
• Ground 1 — landlord or close family moving in: same four-month notice and 12-month restrictions as Ground 1A.
• Other grounds cover anti-social behaviour, breach of tenancy terms, and redevelopment — each has its own evidence requirements and notice period.

3. Rent Increases: Section 13 Only

Rent review clauses in tenancy agreements are no longer enforceable. To increase rent, landlords must serve a Section 13 notice (current Form 4A) giving at least two months' notice, no more than once every 12 months. Tenants can refer a proposed increase to the First-tier Tribunal free of charge. Form and process: gov.uk — Section 13 / Form 4A.

4. Fair Access & Advertising

• It is unlawful to refuse an applicant because they receive benefits or have children ("No DSS" discrimination ban).
• Properties must be advertised with a clear asking rent; inviting or accepting offers above that price ("bidding wars") is banned.
• Holding deposits remain capped at one week's rent.

5. Requests to Keep a Pet

Tenants have a statutory right to request permission to keep a pet; a blanket "no pets" clause is no longer enforceable. Requests must be considered on their merits and responded to within 28 days. Landlords may still refuse for good reason and can reasonably require pet insurance.

6. Health, Safety & Compliance Certificates

These certificates and checks are a legal requirement for every let property, and expired ones are one of the most common reasons landlords face enforcement action:

• Gas Safety Certificate — renewed every 12 months by a Gas Safe registered engineer. Find or check an engineer: Gas Safe Register.
• Electrical Installation Condition Report (EICR) — required at least every five years. Guidance: gov.uk — Electrical safety standards.
• Energy Performance Certificate (EPC) — must be provided to tenants before the tenancy starts. Check or register a property: gov.uk — Find an energy certificate.
• Smoke and carbon monoxide alarms — working smoke alarms on every floor, and CO alarms in rooms with a solid fuel appliance.
• Decent Homes Standard & Awaab's Law — being extended to the private rented sector, with fixed timeframes for fixing serious hazards such as damp and mould.
• HHSRS inspections — cooperate with council inspections under the Housing Health and Safety Rating System where requested.

7. Tenancy Deposit Protection

Deposits must be protected in a government-approved scheme within 30 days of receipt. The three approved schemes in England and Wales are:

• mydeposits
• Tenancy Deposit Scheme (TDS)
• Deposit Protection Service (DPS)

The strongest evidence for any deposit deduction is a proper check-in and check-out inventory report — we provide this as a standalone service or as part of full management.

8. Right to Rent Checks

Landlords (or their agent) must confirm every tenant's right to rent in the UK before a tenancy begins. Official checking service: gov.uk — Right to Rent checks.

9. Licensing (HMOs & Selective Licensing)

Larger shared houses (HMOs) require a licence from the local council, and some council areas run selective licensing schemes covering all rented properties. Check requirements with the relevant local authority — for our core areas: Portsmouth City Council and Gosport Borough Council.

10. Tax & Insurance

Rental income is generally taxable and must be declared to HMRC. Guidance on reporting rental income: gov.uk — Paying tax on rental income. A standard home insurance policy typically does not cover a let property — specialist landlord insurance is strongly recommended.

11. Redress, Ombudsman & Landlord Database

A Private Rented Sector Landlord Ombudsman and a mandatory landlord database are both being introduced under the Renters' Rights Act, to increase transparency and give tenants a free route to resolve disputes. In the meantime, letting and managing agents must belong to a government-approved redress scheme:

• The Property Redress Scheme
• The Property Ombudsman

12. Where to Get Further Help

• National Residential Landlords Association (NRLA) — landlord advice, model tenancy agreements and legal updates.
• gov.uk — Private renting — the government's central hub for landlord and tenant guidance.
• Citizens Advice — Housing — free, independent advice for both landlords and tenants.