What landlords and homeowners need to do now as renting laws shift and lenders tighten checks

The private rented sector in England has changed significantly: from 1 May 2026, new national rules mean landlords can no longer rely on Section 21 “no-fault” evictions for new tenancies. These changes affect how tenancies are created, how notices are served and how rent and pet requests are handled. If you own or manage property, acting now will reduce risk and help you re-let or keep tenancies smoothly.

At the same time, mortgage lenders are tightening affordability and credit checks, and many borrowers are choosing to lock into new deals earlier. Whether you are a landlord with buy-to-let mortgages or a homeowner preparing to remortgage, clear records, up-to-date paperwork and an early review of your credit and income position will make a big difference.

Immediate compliance steps for landlords

First, review all your tenancy templates and possession procedures. The Renters’ Rights Act changes took effect on 1 May 2026 and most tenancies are now assured periodic tenancies; you must ensure notices and contract wording reflect that shift. The government guidance makes it clear landlords need a valid legal ground to evict, so standard templates that mention Section 21 only are no longer sufficient for new tenancies.

Second, make a practical checklist for every property: update adverts, tenancy agreements, move-in packs and your internal notice templates. Official council and government guidance specifically advises landlords to update marketing and tenancy documents before re-letting so new lets comply from day one.

Third, set deadlines and owners’ responsibilities. Give staff or agents a timeline to implement the changes and ensure someone signs off each updated document. A clear audit trail showing who updated what, and when, will help if enforcement or disputes arise later.

Give tenants the government Information Sheet and hit the deadline

There is a new mandatory written Information Sheet produced by government that landlords or agents must give to tenants. GOV.UK states: “The landlord or their agent must give you a government-produced Information Sheet.” If a tenancy began before 1 May 2026 you must provide that sheet by 31 May 2026.

Keep a record of delivery, date, method (email or handed in), and a copy of the sheet provided. This is now a formal duty and failure to supply the Information Sheet can have legal consequences. Documenting compliance will be helpful evidence should a tenant raise a dispute.

If you use agents, confirm their process for issuing the sheet and require them to log delivery details in their management portal. Where agents are involved, clarify who’s responsible so the statutory duty is met without ambiguity.

New rent rules, bids and advance payments: what to change now

Rent increases are now more tightly regulated: they can generally be applied only once a year, with at least two months’ written notice, and tenants can challenge increases they believe exceed the market rate. Landlords should use the correct notice procedure and check the increase is lawful before serving notice.

Stop asking for rent bidding and large advance payments for new tenancies. Local authority guidance summarising national rules states landlords and agents must not ask for or accept offers above the advertised rent, and can only request up to one month’s rent in advance for new tenancies. Update your adverts and your referencing checklist so teams follow these limits immediately.

Also update your processes for handling tenant challenges to increases. Keep market comparables when you serve an increase notice and make a simple internal template to record the evidence you relied on, that record will support you if a tenant asks a tribunal to review the increase.

Right to rent and fair checks

The Home Office has confirmed private renting rules are changing on 1 May 2026 and landlords should check right-to-rent procedures now. The guidance reiterates the need to apply checks lawfully and consistently; selectively checking people you suspect of not being British citizens risks unlawful discrimination.

Make sure your right-to-rent procedure is documented and applied uniformly to all prospective tenants. Use the government’s prescribed process, record the checks you carry out and store copies or logged confirmations of electronic checks where permitted.

If you rely on agents, ensure they follow your revised policy and that you receive copies of the checks and the evidence. The safest approach is a standard checklist and a named person responsible for retaining records for the period required by enforcement authorities.

Pet requests and reasonable refusal processes

Government guidance now requires a formal response process when tenants request to keep a pet. It states landlords cannot unreasonably refuse a tenant’s request to have a pet, so you should prepare a documented review process and update tenancy policies to explain how requests are assessed.

Decide in advance the factors you will consider, e.g. breed, size, insurance, previous references, and agreed damage deposits, and record the reasons for any decision. A transparent, consistent approach reduces complaints and the risk of discrimination claims.

Consider adding a standard pet rider to new agreements that covers permitted pets, responsibilities for damage, and additional cleaning or insurance requirements. Make this rider available for current tenants who ask to keep a pet so you can approve requests quickly and fairly.

Enforcement, record-keeping and higher penalties

Enforcement powers are expanding, with local authorities given stronger responsibilities and an expanded set of offences potentially attracting rent repayment orders. Plan for stronger enforcement by centralising record-keeping for safety checks, deposits, notices and communications.

Keep written evidence of affordability, safety and compliance checks. Government and FCA materials repeatedly stress record keeping, correct notice service, and documented affordability decisions as the best protection. Create a folder per tenancy (digital is fine) that includes all documents and timestamps for communication with tenants.

Also update your risk register and insurance disclosures to reflect the new exposures. If local authorities begin spot checking compliance more frequently, a well-structured evidence base will reduce the risk of fines and demonstrate good practice to regulators or courts.

What homeowners and mortgagors should do now

Mortgage lenders are increasing scrutiny of affordability, focusing on income, outgoings and credit data. The FCA has reminded lenders about stress-test flexibility and is reviewing loan-to-income flow limits, but firms still need to perform careful affordability assessments. Expect more questions and documentation requests when remortgaging or applying for further borrowing.

Review your credit file before applying or remortgaging. The FCA highlights consumers can check their credit report for free, and improving your credit record a of an application is one of the most effective steps you can take. Clear up errors, reduce unsecured debt where possible, and keep record of recent income evidence.

If you are approaching a mortgage maturity, act early: the FCA reported that about 232,000 mortgages were locked into new deals up to six months before maturity. Early action increases choice and gives you time to respond to lender queries or provide extra evidence to secure the deal you want.

Buy-to-let and remortgage borrowers: lender checks to watch

Buy-to-let lending remains active, UK Finance reported total new BTL lending of £10.9bn and nearly 59,467 new loans in their latest update, but portfolio and remortgage cases face close lender review. If you own multiple properties, expect more detailed checks on rental income, void periods and your broader borrowing profile.

Where you add debt or take second-charge borrowing, be ready for stricter affordability checks. The FCA’s March 2026 review found weaknesses in some firms’ assessments and called for better consideration of living expenses and improved record keeping. Keep pay slips, tax returns, bank statements and a simple income-and-expenses schedule.

Consider getting a mortgage advice appointment early and use FCA-regulated advisers if you need tailored guidance. Many lenders are signatories to the Mortgage Charter, around 90% of the market, which can offer protections or temporary support if you face short-term payment difficulties.

Practical next steps checklist

For landlords: update tenancy agreements and adverts, distribute the government Information Sheet by 31 May 2026 for pre-1 May tenancies, stop rent bidding, limit advance rent to one month for new lets, and adopt a documented pet-request policy. Make compliance part of the letting checklist so nothing is missed when re-letting.

For homeowners and borrowers: check your credit report, gather proof of income and outgoings, consider locking into a new deal early if you’re approaching maturity, and expect extra document requests when remortgaging. If you have buy-to-let mortgages, prepare detailed rental-income evidence for lenders.

For everyone: centralise records, document every significant decision, and keep dated copies of notices, checks and communications. These small administrative steps are the most effective way to reduce legal and financial risk as rules and lender expectations evolve.

With clear planning and record-keeping, landlords and homeowners can adapt to these changes without unnecessary stress. Seek guidance from FCA-regulated advisers if you need help, their regulated advice links practical compliance to financial planning in a way that protects both your tenants and your finances.

Act now: review documents, check credit and affordability evidence, and update procedures so you are compliant and prepared for deeper lender scrutiny. Taking these steps early will help you stay on the right side of the law and maintain your financial resilience.