But where does one role end and the other begin? For landlords working with a letting agent, understanding this division is essential to staying compliant, protecting investments, and delivering a professional tenant experience.

This guide breaks down exactly who is responsible for what, and how working with an experienced agent like Northwood can simplify compliance in an increasingly regulated market.

Related: Making Tax Digital from April 2026: A landlord investor briefing

Why the PRS Database and Ombudsman matter

The PRS Database is set to become a central register of landlords and rental properties in England. Alongside this, all private landlords will be required to join a redress scheme, typically via the new Private Rented Sector Ombudsman.

Together, these measures aim to:

• Improve transparency across the rental market
• Raise standards of property management
• Provide tenants with clearer routes for complaints and dispute resolution

While these changes are designed to protect tenants, they also introduce new layers of responsibility for landlords, whether they self-manage or use a letting agent.

The landlord’s legal responsibilities

Even when working with a letting agent, landlords remain legally accountable for their property and tenancy. The PRS Database reinforces this by placing registration obligations directly on the landlord.

At a minimum, landlords will be responsible for ensuring their details and those of their rental properties are accurately registered and kept up to date. This includes compliance with safety regulations, such as gas safety, electrical standards, and energy performance requirements.

Landlords are also ultimately responsible for:

• Meeting legal obligations under tenancy agreements
• Ensuring the property is safe, habitable, and compliant
• Responding appropriately to tenant complaints escalated via the Ombudsman

While a letting agent can act on a landlord’s behalf, liability does not transfer. This distinction is crucial, particularly when disputes arise.

Related: Letting with Pets: A Landlord’s Guide to the Renters’ Rights Act 2025

The role of letting agents under the new framework

Letting agents play a critical operational role in helping landlords meet their obligations. In line with Ombudsman expectations, agents must demonstrate professional standards, transparency, and effective complaint handling.

For landlords using a fully managed service, the agent typically takes responsibility for day-to-day compliance and tenant interaction. This includes ensuring processes align with both the PRS Database requirements and Ombudsman standards.

A professional letting agent will:

• Register and manage property details (where agreed)
• Ensure all safety certificates and documentation are in place
• Handle tenant communication, including complaints
• Follow formal complaint procedures in line with Ombudsman expectations
• Keep accurate records to support compliance and dispute resolution

However, it’s important to understand that agents act on behalf of landlords, not in place of them.

Related: Lettings service options for Landlords

Where responsibilities overlap and why clarity matters

In practice, there is often overlap between landlord and agent responsibilities. For example, while an agent may arrange a gas safety check, the landlord remains legally responsible for ensuring it is completed.

Similarly, if a tenant raises a complaint:

• The agent may manage the process and attempt resolution
• The Ombudsman may assess the agent’s handling of the issue
• But the landlord may still be held accountable for the outcome

This shared responsibility makes communication and clear agreements essential. Landlords should always understand exactly what their agent is responsible for and where their own obligations remain.

Ombudsman expectations: raising the bar for service

The introduction of a mandatory Ombudsman scheme means that both landlords and agents will be held to higher standards of service and accountability.

For letting agents, this includes:

• Clear and accessible complaints procedures
• Timely responses and fair resolutions
• Transparent communication with tenants

For landlords, it means engaging with the process and complying with decisions made by the Ombudsman.

Failure to meet these expectations could result in reputational damage, financial penalties, or restrictions on letting activity.

How Northwood supports landlords

Navigating new regulations can feel complex, but with the right support, it becomes far more manageable.

At Northwood, we take a proactive approach to compliance, ensuring landlords are fully supported under evolving PRS requirements. Our experienced teams stay ahead of legislative changes, helping you meet your obligations with confidence.

Through our fully managed service, we:

• Keep your property aligned with current and upcoming regulations
• Manage tenant relationships and complaints professionally
• Maintain accurate records for compliance and peace of mind
• Provide clear guidance on your responsibilities as a landlord

With Northwood’s Guaranteed Rent service, you also benefit from consistent income and reduced day-to-day involvement, while remaining fully compliant with industry standards.

Staying compliant in a changing rental landscape

The introduction of the PRS Database and Ombudsman is a significant shift for the rental sector. While landlords remain at the centre of legal responsibility, letting agents play an increasingly important role in delivering compliant, high-quality property management.

Understanding who does what is not just about avoiding risk, it’s about building a more professional, transparent, and resilient rental business.

Ready to simplify compliance?

If you want to stay ahead of changing regulations without the stress of managing it all yourself, Northwood is here to help.

Get in touch with your local Northwood office today to discover how our expert property management and Guaranteed Rent services can support you in the evolving PRS landscape.

The post Letting agents vs landlords: who does what under the PRS Database and Ombudsman expectations? appeared first on Northwood UK.

The Renters’ Rights Act 2025 introduces clearer limits on how and when rent can be requested. While the changes are straightforward on paper, their real impact is on how landlords plan, structure and rely on rental income.

For landlords focused on consistency and financial stability, this shift is worth understanding in detail.

These rules apply to assured periodic tenancies in England and do not apply retrospectively to tenancy agreements signed, or rent in advance payments made, before the new provisions take effect.

Related: Rent review clauses are out—Section 13 is in: What landlords must change in their approach

A shift from upfront payments to structured rental income

One of the most noticeable changes is the reduction in flexibility around rent in advance.

Before a tenancy agreement is signed, landlords and agents cannot request, encourage or accept rent. This applies even if a tenant offers to pay early.

This restriction applies specifically to rent. Other permitted payments, such as holding deposits and tenancy deposits, may still be requested in line with existing legislation.

Once the agreement is signed, rent can only be requested within defined limits:

• Up to one month’s rent, where rent is paid monthly
• Up to 28 days’ rent where rent is paid more frequently

For landlords, this means rental income becomes more evenly distributed, rather than front-loaded at the start of a tenancy.

What this means for income predictability

In practice, these changes lead to a more consistent payment pattern.

Previously, larger upfront payments could provide an immediate financial buffer. Under the new rules, that buffer is no longer part of the standard process.

Instead, income is received in line with the agreed payment schedule once the tenancy begins. Rent must be paid on the due date, and landlords cannot require payment earlier than this.

For many landlords, this results in a more predictable, though less flexible, income structure.

The end of large advance payment clauses

Some tenancy agreements have historically included clauses requiring rent to be paid quarterly or in larger instalments.

Under the new rules, these clauses are not enforceable.

Even where both parties agree, such terms cannot override the legislation. Rent must follow the agreed schedule, and any attempt to require larger upfront payments will not have legal effect.

This supports a consistent approach to income across all tenancies.

Related: Tenant selection without bidding: a fair, documented process landlords can defend under the Renters’ Rights Act 2025

Voluntary payments and what they mean in practice

There is one limited exception within the rules.

Tenants may still choose to pay rent early once the tenancy has started. However, this must be entirely voluntary.

Landlords and agents must not request or encourage this. The payment must come from the tenant’s own decision.

From an income perspective, this means early payments may still occur, but they cannot be relied upon or factored into financial planning.

Reassessing how risk is managed

With limits on rent in advance, landlords may need to review how risk is managed across their properties.

In the past, rent in advance may have been used to provide reassurance in certain situations, such as where a tenant’s income is less straightforward.

Under the new rules, the focus shifts towards:

• Strong tenant referencing
• Affordability assessments
• Clear and consistent tenancy processes

These measures now play a more central role in supporting a reliable income over time.

Enforcement and financial implications

Local councils are responsible for enforcing these rules and can investigate how rent has been requested and handled.

This may include reviewing:

• Payment records
• Communication with tenants
• Evidence of how payments were discussed or agreed

Penalties can be significant:

• Up to £5,000 for a first breach
• Up to £30,000 or prosecution for repeat breaches within five years

In addition, landlords may be required to repay any rent taken outside the permitted limits.

For landlords focused on stable income, avoiding disruption caused by enforcement action is essential.

A more consistent approach to rental income

Taken together, these changes introduce a more structured approach to how rental income is received.

Rather than relying on upfront payments, landlords are encouraged to:

• Maintain consistent rent schedules
• Strengthen tenant selection processes
• Ensure compliance at every stage of the tenancy

This supports a more stable and predictable income model over the long term.

Related: Fair tenant screening in 2026: how landlords can stay compliant without restricting applicants

Planning ahead with certainty

The Renters’ Rights Act 2025 introduces a clearer set of expectations for how rent in advance should be handled.

For landlords, the priority is to ensure that income planning aligns with these changes, with greater emphasis on consistency and reliability over flexibility.

Northwood supports landlords with a structured approach to lettings, helping to provide greater certainty over rental income and day-to-day management. If you would like to understand how these changes affect your property or income planning, your local Northwood office can provide practical, reliable guidance tailored to your needs.

The post Rent in advance changes and rental income planning: what landlords need to consider now appeared first on Northwood UK.

As expectations shift under the Renters’ Rights Act 2025 and wider equality law in England, landlords can no longer rely on broad restrictions or informal rules when choosing tenants. Practices such as excluding applicants based on benefits or family status, often seen in phrases like “No DSS” or “No Children”, are increasingly difficult to justify and can expose landlords to legal and reputational risk.

At the same time, the need to safeguard rental income remains.

So how do you balance both?

The answer lies in a more structured, evidence-led approach to tenant selection. Landlords still have control over who they let to, but decisions must be based on financial and referencing checks rather than assumptions about a tenant’s background. 

Related: Rent review clauses are out—Section 13 is in: What landlords must change in their approach

Why blanket restrictions no longer work

Policies such as “No DSS” or “No Children” apply broad rules to groups of people rather than assessing individuals. Under the Equality Act 2010, this can create a risk of indirect discrimination where a policy disadvantages people who share a protected characteristic.

Alongside this, government guidance linked to the Renters’ Rights Act 2025 makes it clear that applicants should not be discouraged or refused simply because they receive benefits or have children.

Beyond legal concerns, these approaches are also commercially limiting. They rely on assumptions rather than verified information and can reduce your pool of potential tenants.

In practice, blanket restrictions often:

• exclude applicants who could afford the rent
• limit choice in high-demand markets
• increase the likelihood of longer void periods
• fail to identify the most reliable tenant

The focus is shifting towards a simple question: can this tenant sustain the tenancy?

What landlords can still assess

While restrictions are being challenged, landlords still have full control over how they assess suitability.

The key difference is that decisions must be based on objective financial and behavioural factors.

Affordability

Affordability remains central. A commonly used benchmark is that a tenant’s income should be between 2.5 and 3 times the annual rent, but this is a guideline rather than a fixed rule.

A fair assessment should:

• consider total verified income
• include employment, self-employment, or benefits
• focus on long-term affordability

Referencing

Referencing provides a broader view of reliability and behaviour.

Typical checks include:

• credit history
• employment verification
• previous landlord references

These checks allow landlords to make decisions based on verified information rather than assumptions.

Guarantors

Where affordability is slightly below target or income is less predictable, a guarantor can provide additional reassurance.

Used appropriately, guarantors can:

• reduce financial exposure
• support otherwise suitable applicants
• broaden your pool of tenants

The key is to apply guarantor requirements consistently.

Right to Rent

In England, landlords must carry out Right to Rent checks on adult tenants before the tenancy begins.

This is a legal requirement and should form part of a consistent screening process.

Related: How to conduct a right-to-rent check?

Building a fair and defensible process

Once you understand what can be assessed, the next step is applying it in a clear and repeatable way.

Landlords should:

• define affordability and referencing criteria before marketing
• apply the same checks to every applicant
• consider the full financial picture, not just one measure
• keep records of decisions and supporting evidence

This creates a reliable approach that is easier to justify if decisions are ever questioned.

Common mistakes to avoid

Even with the right checks in place, problems often arise from how they are applied.

Common pitfalls include:

• changing requirements between applicants
• rejecting tenants without reviewing full financial evidence
• relying on informal rules instead of defined criteria
• failing to document decisions

Avoiding these issues is just as important as getting the process right.

Protecting your income without restricting applicants

Removing blanket restrictions does not mean increasing risk.

In practice, landlords can manage exposure more effectively by using structured safeguards, such as:

• professional referencing services
• guarantors where appropriate
• rent protection options
• early monitoring of rent payments

These measures provide practical protection while keeping your approach compliant.

A smarter approach with Northwood

As the lettings landscape evolves, landlords who adopt clear and consistent screening processes will be in the strongest position.

At Northwood, we support landlords with compliant tenant selection, robust affordability checks, and practical solutions designed to protect your rental income.

By focusing on verified information rather than assumptions, you can make confident decisions, broaden your pool of applicants, and secure more stable tenancies. Speak to your local Northwood branch today to ensure your tenant screening approach is fair, compliant, and built around long-term stability.

The post Fair tenant screening in 2026: how landlords can stay compliant without restricting applicants appeared first on Northwood UK.

For private landlords letting homes on assured periodic tenancies in England, the rules require a clear, fixed advertised rent and prohibit offers above it.

With price no longer a deciding factor, the focus must shift towards fairness, consistency and evidence.

For landlords, this means one thing: your tenant selection process should be fair, consistent and well-documented if it is ever questioned.

Related: The Renters’ Rights Act 2025 explained

What the rules mean in practice

Under the new framework, landlords and letting agents must include a specific rent in any written advert or written offer. They must not invite, encourage or accept higher offers.

This applies to all written communications, including online listings, printed materials, social media posts, emails, text messages and direct messages.

Even if a tenant offers more without prompting, accepting it would still be a breach.

Local councils are responsible for enforcement and can issue civil penalties where they determine, on the balance of probabilities, that the rules have not been followed. They must rely on credible, reliable and sufficient evidence when doing so.

In practice, this means decisions may be reviewed using documentation such as emails, notes and application records.

As a result, a well-documented process is no longer best practice. It is essential.

Related: A major compliance shift for self-managing landlords now in effect under the Renters’ Rights Act

Why documentation now matters as much as decision-making

In a bidding environment, the outcome was often clear, with the highest offer securing the property. Without that mechanism, landlords must be able to demonstrate why a tenant was selected.

This is where documentation becomes critical.

A clear audit trail helps show that:

• All applicants are treated consistently
• Decisions are based on objective criteria
• No applicant was encouraged to offer more
• The advertised rent was followed throughout

If questioned by local councils, being able to evidence your process can make the difference between compliance and risk.

Building a fair and consistent selection process

A structured approach to tenant selection helps remove ambiguity and supports defensible decisions.

To achieve this, landlords should focus on a few key steps.

Setting clear criteria from the outset

Define what matters before marketing begins, such as affordability thresholds, employment status and referencing requirements.

Applying the same checks to every applicant

Consistency is key. Each applicant should go through the same referencing and affordability process.

Recording outcomes and decisions

Keep clear notes on why a tenant was selected, particularly where there are multiple suitable applicants.

Avoiding informal conversations about price

Discussions should remain focused on suitability, not willingness to pay more.

By formalising your approach, you reduce the risk of inconsistency and improve transparency.

Related: Why pricing accuracy matters more than ever in 2026

Assessing suitability without relying on price

Without bidding, the focus shifts entirely to tenant quality.

Key factors to assess include:

• Income and affordability
• Credit profile
• Employment stability
• Rental history

For example, a tenant with a high and consistent income, positive referencing and a stable employment record is often a more secure choice than one offering a higher rent but presenting greater uncertainty.

This approach supports long-term income reliability rather than short-term gain.

Keeping communication aligned with compliance

The way you communicate with applicants is just as important as the decision itself.

To remain compliant:

• Ensure the advertised rent is consistent everywhere
• Avoid language that suggests competition between applicants
• Do not reference other offers or levels of demand
• Keep written records of key communications

Local councils may review listings, screenshots and correspondence when assessing compliance. Clear and consistent communication helps demonstrate that the process has been fair.

Reducing risk through process, not price

The removal of rental bidding does not remove competition. Instead, it changes how landlords manage it.

A clear and structured process helps to:

• Reduce disputes between applicants
• Provide transparency if decisions are challenged
• Support consistent outcomes across multiple lets
• Strengthen your position if reviewed by local councils

Rather than relying on price escalation, landlords can reduce risk by ensuring every stage of the lettings process is structured and documented.

Related: Arrears, voids & legal drags: The case for Guaranteed Rent 

A more accountable approach to lettings

The Renters’ Rights Act 2025 is designed to create a fairer lettings market, where tenants are not pressured into offering more than they can afford.

For landlords, this creates a more accountable environment where decisions must be justified, and processes must be consistent.

With local councils overseeing enforcement, having a clear and documented approach is essential.

Supporting landlords with a compliant lettings process

Adapting to these changes is not about removing control. It is about strengthening how decisions are made.

By focusing on clear criteria, consistent screening and thorough documentation, landlords can select tenants with confidence while remaining compliant.

If you would like support reviewing your tenant selection process, refining your approach or ensuring your lettings strategy is fully aligned with the Renters’ Rights Act 2025, your local Northwood team is here to help.

The post Tenant selection without bidding: a fair, documented process landlords can defend under the Renters’ Rights Act 2025 appeared first on Northwood UK.

Recent reforms to the private rented sector mean the process for ending a tenancy in these situations is becoming more structured. These changes apply in England, with the main reforms expected to take effect from 1 May 2026.

Landlords will need to rely on specific legal grounds, follow longer notice periods and ensure their compliance records are fully up to date.

For landlords who currently have a tenant in place, the timeline for regaining possession may be longer than expected. Understanding how these changes work will help you plan and avoid unnecessary delays.

Related: Possession grounds and the Renters’ Rights Act: what landlords need to know from May 2026

The shift away from Section 21

One of the most significant changes affecting possession is the removal of Section 21 “no-fault” evictions.

Once the reforms take effect, landlords will no longer be able to regain possession without providing a specific legal reason. Instead, possession will rely on defined statutory grounds.

Two of these possession grounds allow landlords to regain a property where they genuinely intend to:

• sell the property
• move back into the property themselves, or allow a close family member to do so.

These remain legitimate routes to possession, but they include safeguards designed to prevent misuse and provide tenants with greater security.

The four-month notice requirement

Where a landlord relies on one of these possession grounds to sell or move back into a property, the new framework requires four months’ notice to be given to the tenant.

It is important to understand that the notice period is only the first stage of the process. If the tenant does not leave once the notice expires, the landlord may need to apply to the court for a possession order.

Court timelines can vary, meaning the overall process may extend beyond four months.

For landlords planning a sale or coordinating an onward purchase, building additional time into your plans can help reduce pressure later in the process.

The minimum tenancy period

Alongside the four-month notice period, another safeguard within the reforms is a minimum occupation period before these possession grounds can be used.

Landlords cannot use these grounds so that the notice requires the tenant to leave within the first twelve months of a new tenancy. This protected period is intended to prevent short-term arrangements that are quickly ended.

For landlords, this means it is important to think carefully before starting a new tenancy if there is a possibility that you may need to regain possession within the next year.

Selling with a tenant in situ

Ending a tenancy is not always the only option when selling a property.

Some landlords choose to sell with the tenant in situ, meaning the buyer takes over the tenancy after the purchase completes.

This approach can have several advantages:

• Rental income continues during the sale
• The property may appeal to investors seeking immediate yield
• Disruption for the tenant can be reduced.

However, the potential buyer pool may be smaller. Owner-occupiers will typically require the property to be vacant before completion.

Local market conditions and buyer demand will usually determine which option works best.

Restrictions on re-letting

An important part of the reforms concerns what happens after possession has been regained using the sell or move-in grounds.

If a landlord ends a tenancy on the basis that they intend to sell the property but later decide not to proceed, they are restricted from re-letting the property for twelve months. Similar restrictions apply where possession was obtained because the landlord intended to move back into the property.

These rules are designed to prevent landlords from removing tenants and then quickly re-letting the property at a higher rent.

Related: Letting with Pets: A Landlord’s Guide to the Renters’ Rights Act 2025

Compliance is essential

Even where a landlord has a valid ground for possession, regulatory compliance remains critical.

Landlords should ensure all required documentation is in place, including:

• deposit protection
• valid gas safety certificates
• up-to-date energy performance certificates
• electrical safety documentation.

If compliance requirements are not met, possession proceedings may be delayed or made more complicated.

The reforms also strengthen enforcement powers for local councils, giving them greater authority to investigate breaches and enforce rules within the private rented sector.

Why realistic timelines matter

When the four-month notice period is combined with the minimum tenancy requirement, potential court proceedings, and restrictions on re-letting, the timeline for regaining possession may be longer than many landlords anticipate.

This does not prevent landlords from selling or moving back into their property. It does mean that planning ahead is more important than ever.

Landlords who review their tenancy timelines early, keep compliance records organised and seek professional advice will be better positioned to manage the process smoothly.

Planning your next step as a landlord

The private rented sector is becoming more structured, with clearer rules around how and when landlords can end tenancies. At the same time, local councils are expected to play a stronger role in enforcing standards and investigating breaches.

For landlords considering selling or moving back into their property, understanding the options early can help to avoid unnecessary delays.

Northwood’s lettings agents can provide guidance on tenancy timelines, compliance requirements and the most practical route for your circumstances.

The post Selling your rental property or moving back in: what landlords need to know before ending a tenancy appeared first on Northwood UK.

From April 2026, higher-earning landlords will be the first to move into this new reporting framework. Over time, the policy direction is clear: digital compliance and more frequent income reporting will become the standard expectation for a growing proportion of the private rented sector.

For landlords thinking long term, particularly those with multiple properties or expanding portfolios, understanding MTD now is an important step in future-proofing rental operations.

A policy shift towards year-round reporting

MTD for Income Tax changes the rhythm of Self Assessment.

Rather than treating tax reporting as an annual event, HMRC is moving towards a system where rental income and expenses are recorded digitally and shared throughout the year using compatible software.

This does not change how tax is calculated. However, it does change the way landlords engage with reporting obligations, placing greater emphasis on consistent record management, regular updates during the year, and end-of-year confirmation through software.

In policy terms, MTD aligns with HMRC’s wider focus on reducing reporting errors and improving transparency across income streams.

April 2026 is the first threshold, but not the final one

The initial rollout begins on 6 April 2026, applying to landlords whose qualifying income from property and/or self-employment exceeds £50,000 per year.

HMRC has confirmed that the threshold will reduce over the following years. From April 2027, the system will apply to those with an income over £30,000. From April 2028, the threshold is expected to reduce further to £20,000, subject to legislation.

This staged approach signals that MTD will gradually become relevant to a much wider segment of landlords, not only those currently above the first threshold.

What counts as qualifying income?

The threshold is based on gross qualifying income, before expenses are deducted.

For landlords, this includes total rental income and, where applicable, any self-employment income. This is particularly important for landlords with mixed income sources, as multiple streams may push qualifying income above the relevant threshold sooner than expected.

MTD for Income Tax applies to individuals within Self Assessment. Different reporting arrangements apply to properties held through limited companies.

Once landlords understand whether they fall within scope, the next question is how the reporting process will work in practice.

What changes operationally for landlords?

For investors, the key question is not simply what MTD is, but what it will require in practice.

Landlords will need to maintain rental income and allowable expense records digitally, rather than relying solely on paper files or end-of-year summaries. This includes rent received, maintenance costs, agent fees, and other deductible expenses.

Landlords within scope will also provide HMRC with regular summary updates during the tax year using compatible software. These updates are not tax demands, but they do create a more continuous reporting cycle across the year.

After the tax year ends, a final submission will still be required to confirm overall figures, and standard Self Assessment payment deadlines will continue to apply.

Software, advisers, and the professionalisation of reporting

HMRC will not provide its own software platform for landlords.

Instead, compliance will depend on commercial MTD-compatible software, either used directly by landlords or managed through accountants and advisers.

For many landlords, this may accelerate a broader shift towards more professional financial systems, with digital reporting becoming part of standard operational practice rather than an annual task.

Strategic preparation for property investors

While April 2026 is the first milestone, landlords can take practical steps now to support long-term readiness.

It may be helpful to review income levels against future thresholds, assess whether current record-keeping is managed electronically, speak with tax advisers about reporting requirements, and ensure rental documentation is consistent and up to date.

For investors, early preparation is not only about compliance but also about reducing friction as reporting becomes more frequent.

Long-term confidence in a changing compliance landscape

Making Tax Digital is one of several reforms shaping the future of landlord obligations. As reporting becomes more structured, landlords who adopt clear systems early will be better positioned to manage change smoothly.

Northwood supports landlords with professional property management, reliable rental documentation, and long-term guidance to help investors stay organised as tax and regulatory requirements evolve.

For landlords taking a long-term approach, early adaptation will help ensure compliance remains straightforward as the system continues to develop.

If you would like advice ahead of April 2026, speak to your local Northwood branch.

The post Making Tax Digital from April 2026: A landlord investor briefing appeared first on Northwood UK.

Related: Lettings service options for Landlords

What Has Changed Under the Renters’ Rights Act 2025?

Previously, landlords could include blanket “no pets” clauses in tenancy agreements and refuse requests without explanation. From 1 May 2026, this approach will no longer be lawful for most private rented homes.

The Act introduces a statutory right for tenants to request permission to keep a pet once the tenancy has started. This means landlords must properly consider each request and respond within set timeframes.

While this does not mean landlords must automatically accept pets, it does mean refusals must be justified and reasonable.

Can Landlords Still Say No to Pets?

Yes, landlords retain the right to refuse pet requests, but the threshold is higher than before.

Refusals must now be based on clear, reasonable grounds, and landlords can no longer rely on blanket policies or standard wording alone. Each request must be assessed individually, taking into account the specific pet and the property.

Related: Arrears, voids & legal drags: The case for Guaranteed Rent

Grounds for a Reasonable Refusal

A landlord may be able to refuse a request where there is a genuine and evidenced concern, including:

• The property layout or size is not appropriate for the specific type or breed of animal
• Limitations imposed by a superior lease or freeholder restrictions
• Insurance constraints that cannot reasonably be amended or accommodated
• A genuine risk of damage to the property, disturbance to neighbouring residents, or harm to the animal’s well-being

Documenting the reasoning behind any refusal is essential, as decisions may be challenged if they are not properly justified. 

Assistance Animals: A Separate Legal Duty

Assistance animals are not classed as pets and are protected under the Equality Act 2010. Landlords are legally required to allow an assistance animal as a reasonable adjustment for a disabled tenant.

This obligation overrides any “no pets” clause and applies unless the landlord can demonstrate an exceptional reason for refusal, such as a serious and unavoidable health and safety risk or disproportionate hardship. 

Landlords cannot charge additional rent, fees, or a higher deposit because of an assistance animal. However, tenants remain responsible for any damage caused, which may be deducted from the standard tenancy deposit if it exceeds fair wear and tear.

It is also important to note that emotional support animals do not automatically receive the same legal protection in the UK. Requests for emotional support animals can be considered individually and may be refused under a no pets policy, provided the refusal is reasonable.

Related: Plan smart, save smart: how to tackle EPC upgrades without losing rental income

How Landlords Must Respond to Pet Requests

The Renters’ Rights Act 2025 introduces a clear legal process for handling pet requests:

• Requests must be considered fairly and individually
• Landlords must respond in writing within 28 days
• If further information is requested, a response must be given within 7 days of receiving it, or within the remaining 28-day period (whichever is later)
• Any refusal must clearly set out the reasonable grounds relied upon

Failure to follow this process may expose landlords to disputes or formal challenges. Although tenancy agreements may still include pet-related wording, contractual clauses cannot override a tenant’s statutory right to request permission.

Managing Risk When Allowing Pets

Allowing pets does not remove a tenant’s responsibility to care for the property. To protect your position, it remains vital to maintain:

• Detailed inventories
• Comprehensive check-in and check-out reports
• Clear photographic evidence

Landlords may also impose reasonable and proportionate conditions when granting consent, such as requiring appropriate pet insurance or professional end-of-tenancy cleaning. Any conditions must be clearly agreed in writing.

Related: The base rate cut and what it means for property plans in 2026

Preparing Your Property for the New Rules

The Renters’ Rights Act 2025 seeks to strike a fair balance between tenant choice and landlord protection. To adapt successfully, landlords will need clear processes, good record-keeping, and a strong understanding of their legal duties.

By reviewing tenancy agreements, setting out a clear approach to pet requests, and knowing when refusal is justified, landlords can stay compliant and competitive. With demand for pet-friendly homes rising, these changes may also help attract reliable, long-term tenants.

Common Questions from Landlords

Are landlords required to accept pets from the outset?

No. The right to request permission for a pet begins once the tenancy is underway. Landlords can still choose whether to proceed with an applicant who has a pet before the tenancy starts.

When can a landlord refuse a pet under the new law?
Refusal is permitted only where there are reasonable grounds, assessed on a case-by-case basis.

What rights do emotional support animals have?
No. Emotional support animals do not have automatic legal protection in the UK.

Do the same rules apply to assistance animals and pets?
No. Assistance animals are protected under the Equality Act 2010 and must usually be permitted.

Helping Landlords Navigate Legislative Change

Staying compliant in a changing rental landscape can feel overwhelming, but you don’t have to manage it alone. Northwood’s lettings specialists can help you review tenancy agreements, handle pet requests correctly, and ensure your property remains legally compliant as the new rules come into force.

Contact your local Northwood office today for expert landlord guidance tailored to you.

The post Letting with Pets: A Landlord’s Guide to the Renters’ Rights Act 2025 appeared first on Northwood UK.

Rent review clauses are no longer permitted. Instead, landlords must now follow a single statutory process when increasing rent, one that is more structured, more transparent, and more closely scrutinised by local councils.

This shift is not just a technical legal change. It affects how landlords plan rental income, communicate with tenants, and protect themselves from disputes and enforcement action. Understanding how Section 13 works and how to use it correctly is now essential.

Related: The Renters’ Rights Act: A New Era for Landlords and Tenants

Why have rent review clauses been removed

Rent review clauses previously allowed landlords to outline how and when rent would rise, often annually or in line with market conditions. Under the Renters’ Rights Act, these clauses have been removed to create a more consistent and transparent system for tenants.

The intention behind the change is to ensure:

• Greater clarity around rent increases
• A fairer, more predictable process for tenants
• Clear limits on how often rent can be increased

By removing rent review clauses, the legislation shifts rent increases away from private contractual terms and into a regulated framework that applies across the sector.

What Section 13 means in practice

With rent review clauses no longer allowed, Section 13 of the Housing Act is now the only lawful mechanism for increasing rent during a tenancy.

In practical terms, this means:

• Rent can usually only be increased once per year
• A formal Section 13 notice must be served
• The correct minimum notice period must be given
• The proposed rent must reflect local market levels

Tenants can challenge a proposed increase if they believe it is above market value. At that point, the burden shifts to the landlord to demonstrate that the increase is fair and justified, making preparation and evidence more important than ever.

Related: A major compliance shift for self-managing landlords arrives this December under the Renters’ Rights Act

The growing role of local councils

Local councils play a much more visible role in enforcement under the Renters’ Rights Act. If landlords attempt to rely on banned rent review clauses or serve Section 13 notices incorrectly, local councils have the power to investigate and take enforcement action.

Local councils are also expected to be more proactive, using complaints, inspections, and shared intelligence to identify non-compliance. This makes accuracy, record-keeping, and consistency essential when reviewing rent.

What must landlords change in their approach?

Because enforcement is increasing, landlords need to rethink how they plan and apply rent increases.

Rather than relying on automatic annual uplifts, landlords should now:

• Plan rent reviews strategically, not routinely
• Track local market rents throughout the year
• Clearly justify increases using comparable evidence
• Build compliance into annual planning, rather than reacting late

This approach not only reduces the risk of disputes but also helps landlords respond confidently if local councils scrutinise their practices.

Why professional support matters more than ever

Serving a Section 13 notice incorrectly can delay a rent increase, undermine landlord’s credibility, and expose landlords to enforcement action. As the Renters’ Rights Act reshapes expectations across the private rented sector, professional guidance has become increasingly valuable.

At Northwood, we support landlords by:

• Ensuring rent increases are compliant with the Renters’ Rights Act
• Assessing proposed rents against real local market data
• Managing notices, timing, and communication
• Drawing on local knowledge of how local councils operate

This helps landlords apply rent increases with confidence, clarity, and consistency.

Related: Arrears, voids & legal drags: The case for Guaranteed Rent 

Getting rent increases right under the Renters’ Rights Act

Rent review clauses are now a thing of the past. Section 13 is the future, and understanding how to use it properly is essential for protecting rental income while staying compliant.

With the right planning, evidence, and professional support, Section 13 can still facilitate fair and sustainable rent increases under the Renters’ Rights Act.

If you are unsure whether your current approach is compliant, Northwood can help you review your tenancy strategy and plan future rent reviews with confidence.

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The private rental sector is entering a period of major change. The new Renters’ Rights Act, due to take effect in 2026, will reshape how landlords operate, from tenancy structures to property standards and eviction processes.

While these reforms aim to strengthen tenant protections, they also bring new obligations and tighter restrictions for property owners. For many landlords, that means adapting to more compliance checks, longer procedures, and reduced flexibility in managing their investments.

At a time when landlords have faced arrears, and eviction processes are becoming slower, predictability and protection are more important than ever.

Related: Possession grounds and the Renters’ Rights Act: what landlords need to know from May 2026

The true cost of arrears

Across the UK, landlords are feeling the financial and emotional impact of missed rent payments.

Under the new Renters’ Rights Act, regaining possession when tenants fall behind will take longer and require more documentation. Eviction routes will be heavily regulated, with tribunals playing a greater role in resolving disputes.

In practical terms, this means that arrears could stretch for months while landlords shoulder the cost of lost income, legal fees, and ongoing property expenses.

Why voids and legal delays matter more than ever

The financial impact of arrears is only part of the challenge. Empty properties create void periods, where rent stops, but mortgage and maintenance costs continue.

With new rules limiting rent increases and extending tenant notice periods, landlords are left with a smaller margin for financial error. Even experienced landlords can find themselves struggling to balance cash flow while navigating compliance and legal requirements.

It’s no surprise that more landlords are looking for ways to maintain stability and reduce risk.

Guaranteed Rent: A smarter way to let

Northwood’s Guaranteed Rent service offers a simple, effective solution to these growing challenges. It provides a fixed, predictable income every month, even when tenants fail to pay or move out unexpectedly.

Here’s what it delivers

A reliable monthly income

You receive your rent in full and on time every month, regardless of whether tenants pay, fall into arrears, or leave early.

Protection from voids

You continue receiving rent even during vacant periods, giving you a consistent income stream without interruptions.

Legal and compliance assurance

Under the Renters’ Rights Act, the process of rent increases and possession will be more tightly regulated. Northwood ensures that every procedure, notice, and tenancy agreement meets legal standards, protecting you from errors and penalties.

Stress-free management

From tenant sourcing to inspections and maintenance, Northwood’s management team handles every detail. You can enjoy the benefits of letting without the day-to-day stress.

With Guaranteed Rent, income uncertainty becomes a thing of the past.

Related: Secure Fixed Rental Income with Our Guaranteed Rent Service

When Guaranteed Rent adds real value

Guaranteed Rent can be particularly valuable for landlords who

• Depend on rental income to cover mortgages or living costs
• Prefer a hands-off approach to property management
• Want to eliminate the risks of arrears, voids, and legal delays
• Need support to meet  the compliance requirements of the Renters’ Rights Act

Adapting to the Renters’ Rights Act with assurance

The new legal framework introduces higher property standards, regulated rent reviews, and more structured tenancy arrangements. It also places greater emphasis on documentation, fair processes, and accountability.

For landlords, this means less flexibility but more responsibility. Guaranteed Rent can help bridge that gap by combining financial assurance with professional compliance management.

Northwood’s experienced local teams ensure that every tenancy meets the latest standards, from property safety checks and rent reviews to fair handling of tenant requests, while your rental income remains secure.

Related: The Renters’ Rights Act: A New Era for Landlords and Tenants

Why Northwood

For over two decades, Northwood has been helping landlords safeguard their investments through a model built on trust, transparency, and guaranteed payments.
As the rental market evolves, we continue to lead with a service that aligns with the new legal expectations while preserving landlords’ financial stability.

“The Renters’ Rights Act may change how landlords operate, but it doesn’t have to change your peace of mind.”

In Summary

The Renters’ Rights Act adds new legal layers that can extend timelines and reduce flexibility. Guaranteed Rent offers a proven way to remove that uncertainty, ensuring you are paid every month while staying fully compliant with the law.

With Northwood, your property remains compliant, your income remains consistent, and your peace of mind remains intact.

Next Step

Discover how Guaranteed Rent can safeguard your income before the Renters’ Rights Act takes effect.
Contact your local Northwood office today to arrange a free consultation.

The post Arrears, voids & legal drags: The case for Guaranteed Rent  appeared first on Northwood UK.

That means many landlords could soon be rushing to make upgrades at the same time, competing for contractors, paying higher prices, and losing valuable rental income in the process.

The good news is that with a little planning and the right support, you can stay ahead of the curve, keep your income steady, and make smart upgrades that protect both your property and your profits.

Related: EPC Regulations for Landlords. What are the changes that are proposed?

Why acting early matters

EPC ratings are no longer just about compliance. They are now part of how tenants choose homes and how lenders assess value. A higher rating makes your property more appealing, more efficient, and often more valuable.

Leaving improvements to the last minute can cause real headaches. If everyone waits until it is mandatory, demand for contractors will soar, prices will climb, and materials could become harder to find. Acting early gives you time to plan calmly, spread costs, and make choices that actually add value rather than just ticking boxes.

Guaranteed Rent provides an important safety net throughout this process. It protects your income even during arrears or natural voids, so you can invest in upgrades without worrying about cash flow. It allows you to focus on improving your property rather than stressing about short-term losses.

Planning upgrades without disrupting tenants or income

Timing upgrades is often the hardest part. You do not want to disrupt tenants or leave your property empty for weeks. The trick is to plan around tenancy cycles and routine maintenance.

For example, you can carry out EPC improvements between tenancies or combine them with other maintenance jobs such as boiler servicing or redecorating. That way, you reduce disruption and avoid multiple visits from different trades.

Another smart move is to spread the work over time. Start with smaller, affordable improvements now and save the bigger projects for later. Guaranteed Rent keeps your income steady in the background, so even if your property is temporarily vacant for planned works, your payments keep coming in.

It is all about taking the stress out of scheduling so you can focus on the results.

Related: Landlords Take Steps to Meet EPC Targets

High-impact upgrades that make a real difference

Not every upgrade gives the same return. Some improvements deliver big EPC gains quickly, while others give smaller boosts but cost very little.

Here are some of the biggest EPC point winners:

New condensing boiler: around 12.9 points
Roof insulation: around 11.1 points

These are higher-cost projects, but they make a major difference to your EPC rating and your property’s long-term value.

Then there are the quick wins, smaller, cheaper improvements that add up fast.

Hot water cylinder jacket: costs just a few pounds and can add around 1–3 EPC points
Draughtproofing: costs £20–£25 and typically improves ratings by 1–2 points

Doing a mix of both approaches is ideal. Quick fixes give you a fast confidence boost, while bigger projects move you firmly toward full EPC compliance. The key is progress, taking steady steps now instead of waiting until it becomes urgent.

How Northwood helps landlords manage upgrades smoothly

Coordinating upgrades can be tricky when you are juggling multiple trades and trying to keep tenants happy. That is where Northwood’s management service comes in.

We work with trusted local contractors who understand what is required to lift EPC ratings efficiently. Whether you are upgrading insulation, installing a new boiler, or improving ventilation, we can handle the scheduling, communication, and paperwork for you.

And because we offer Guaranteed Rent, you never have to worry about your income stopping while work is being completed. You get rent paid every month, no matter what is happening in the background. That means less stress, smoother projects, and a lot more peace of mind.

Making smart moves for the future

Improving your EPC rating is about more than meeting regulations; it is about protecting your property’s long-term value. Homes with higher ratings rent faster, attract better tenants, and are cheaper to run.

By acting early, you can plan upgrades on your terms, avoid inflated costs, and stay ahead of new standards. With Northwood support, EPC improvements become simple and stress-free. You get expert contractor coordination, a steady income through Guaranteed Rent, and a clear path to compliance.

Think of it as an investment in your property’s future, one that adds value, keeps tenants happy, and gives you peace of mind every step of the way. Contact your local Northwood office today to start planning your EPC upgrades with expert support and guaranteed rent continuity.

The post Plan smart, save smart: how to tackle EPC upgrades without losing rental income appeared first on Northwood UK.

The UK rental market is entering a new phase. After years of volatility, 2026 brings a more stable, but no less demanding, environment for landlords. With the Renters’ Rights Act  2025 now restricting offers above the asking rent, and market conditions becoming more balanced, strategic pricing is critical.

At Northwood, we’ve adapted our approach to help landlords avoid income loss, reduce arrears risk, and secure strong, long-term tenants. It starts with getting the price right.

Related: The base rate cut and what it means for property plans in 2026

2026: A rebalancing market, not a retreat

After a frenetic few years, rental activity is normalising, but it’s not going backwards. Instead, we’re seeing a more nuanced market emerge:

• Rental supply increased by 11% in 2025, giving tenants more choice
• Demand fell by 12%, signalling the end of pandemic-fuelled competition
• 24% of listings were reduced after launch in 2025, often due to overpricing
• Enquiries per property remain above pre-pandemic levels, suggesting a new normal

Latest data shows a more balanced rental market: outside London, average advertised rents hit £1,385 pcm in Q3 2025 (up 3.1%), while London reached £2,736 pcm (up 1.6%). UK-wide, rents averaged £1,366 in November 2025, up 4.4% annually – the slowest growth since mid-2022. Regional variation remains, with increases of 6.4% in Northern Ireland, 6.1% in Wales, 4.4% in England, and 3.3% in Scotland.

The hidden cost of price reductions

Under the Renters’ Rights Act 2025, landlords are no longer permitted to accept offers above the advertised rent. This means the price you list is the maximum a tenant can offer, removing the potential for competitive bidding. In this new environment, inflated pricing at launch is not just ineffective; it can be financially damaging. 

Overpriced properties tend to remain on the market longer, increasing void periods and reducing overall returns. They attract fewer serious enquiries, lose visibility on property portals, and risk appearing stale to prospective tenants, making future reductions less effective. At Northwood, we use local insight and live market data to ensure properties are priced accurately from day one, helping landlords let faster, avoid costly delays and protect their income from the outset.

Related: Possession grounds and the Renters’ Rights Act from May 2026 

Tenant quality matters more than speed

Letting quickly doesn’t guarantee long-term success. The wrong tenant can cost far more than a short void and lead to months of stress. In 2025, 45% of landlords experienced rent arrears, with many cases lasting over six months. Prevention is far more effective than resolution, which is why our approach prioritises tenant quality from the outset. 

We carry out rigorous affordability checks, verify income-to-rent ratios, obtain references from previous landlords and employers, and conduct full credit profiling. This thorough screening process reduces the risk of arrears, supports longer tenancies and helps protect your investment over the long term.

Related: How to conduct a right-to-rent check? 

Northwood’s Guaranteed Rent: Income security in a changing market

For landlords who want even greater certainty, Northwood’s Guaranteed Rent service provides a fixed monthly income, no matter what.

Whether your property is let, vacant, or the tenant falls into arrears, your payments continue without interruption. When paired with our precision pricing, it offers:

• Predictable, stable returns
• Protection from arrears and legal costs
• Zero voids or rent loss
• Full property management with no hassle

In a market rebalancing after years of flux, this kind of certainty is invaluable.

Related: A major compliance shift for self-managing landlords under the Renters’ Rights Act 

Ready to take the next step?

Accurate pricing, the right tenant, and reliable income aren’t left to chance — they’re the result of a clear, informed strategy. At Northwood, we combine national market insight with local expertise to help landlords make confident decisions and achieve consistent returns. Whether you’re letting for the first time or managing a growing portfolio, the right advice from the outset is what sets a successful tenancy apart. Get in touch with your local Northwood office to discuss how we can support your lettings strategy in 2026.

Sources: Rightmove Rental Price Tracker Q3 2025, Office for National Statistics Private Rental Index Nov 2025.

The post Why pricing accuracy matters more than ever in 2026 appeared first on Northwood UK.

In this guide, we will cover:

• What a lease extension is and why it matters to investment performance
• What’s already changed on leasehold rules
• What’s changing next (including 990-year extensions)

and the key rental reforms landlords should factor into 2026 planning.

Related: UK Government Autumn Budget 2025: What it means for Scottish Landlords

What Is a Leasehold Property?

Leasehold means you own the property for a fixed term, but not the land it sits on. The land and communal parts of the building are typically owned by a freeholder.

Your lease sets out how long you can own the property for, the rules you must follow (such as restrictions on alterations, subletting or pets), and the costs linked to the building’s management and upkeep. These costs commonly include ground rent, service charges, and maintenance or sinking fund contributions.

For landlords, these ongoing costs directly affect net yield, while the remaining lease term affects exit value and financeability.

Why Lease Length Matters for Landlords and Investors

A lease is a wasting asset: every year that passes reduces its term. From an investment perspective, lease length impacts:

• Resale Value and Buyer Pool: Shorter leases can reduce demand and invite price renegotiation.

• Mortgage and Remortgage Options: A short lease can narrow lender choice and complicate refinancing.

• Cost of Fixing The Problem: Premiums tend to rise as terms get shorter, often sharply around key thresholds.

Related: Possession grounds and the Renters’ Rights Act: what landlords need to know from May 2026

What Has Already Changed in Leasehold Rules?

The Leasehold Reform (Ground Rent) Act 2022 restricts ground rent in most new long residential leases in England and Wales to a peppercorn (effectively £0). 

Investor takeaway: New-build leasehold purchases may have more predictable outgoings on ground rent, but service charges and building management still need careful due diligence.

What’s Changing Next: Longer Extensions And Clearer Costs

The Leasehold and Freehold Reform Act 2024 became law in May 2024 and is designed to make it easier and cheaper to extend leases or buy freeholds, including introducing 990-year extensions (with changes phased in). Leasehold Advisory Service (LEASE) also provides practical guidance.

Investor takeaway: Expect longer lease security and clearer costs, which can affect how you price short leases and plan your exit.

Related: Landlords Guide to Safety and Tax

Marriage Value: Why The 80-Year Mark Still Matters

“Marriage value” is the extra value created when a lease is extended. Traditionally, extension costs often rise sharply once a lease drops below 80 years, so landlords should treat approaching 80 years as a key risk point and get a specialist valuation early. For the latest position on reforms and timing, refer to the UK Parliament Commons Library briefing.

The Renters’ Rights Act 2025 doesn’t change lease extensions but does affect leasehold landlords from May 2026, ending Section 21 and moving to periodic tenancies, while also fixing a historic long-lease issue. Landlords should flag leases nearing 80 years, review extension costs and service charge risk, and ensure tenancy processes, referencing and repairs are robust.

Extending A Lease: The Routes Landlords Should Know

• Statutory lease extension: A formal, legally structured process (if you meet eligibility rules). Always take legal advice, as reforms are being phased in.

• Informal (negotiated) extension: Agreed directly with the freeholder and can be quicker, but terms vary and may include ongoing ground rent.

• Buying the freehold (collective enfranchisement): In some blocks, leaseholders can buy the freehold together. Reforms aim to make this easier/cheaper, but it’s still a specialist legal process.

Related: A major compliance shift for self-managing landlords arrives this December under the Renters’ Rights Act 

Key Leasehold Checks

Before you commit to a leasehold purchase, treat these as essentials:

• Check The Remaining Lease Term (And how it affects your refinance and exit plan)
• Review Ground Rent Terms (Including any review clauses)
• Assess Service Charge History (Ideally, several years where available)
• Ask About Major Works (And any planned increases or Section 20 notices)
• Evaluate Managing Agent Performance (Because poor management affects costs and tenant experience)

This is where headline yield can diverge sharply from real yield.

The Bottom Line For Landlords

For landlords, lease length isn’t just a legal detail, it’s a core investment metric that shapes value, finance options and exit strategy. If you’re holding (or buying) leasehold stock, the most practical next step is to review remaining terms across your portfolio, identify any leases approaching 80 years, and take early advice on extension costs and block-level outgoings. If you’d like tailored guidance, speak to your local Northwood team for a leasehold-focused valuation and landlord planning conversation.

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