The 20 Most Common Questions Landlords Are Asking Right Now

Landlord FAQs 2025:

Legal & Compliance

  1. When will the Renters’ Rights Bill come into effect and how will it affect me?

The Renters’ Rights Bill is expected to be implemented no earlier than 2026 (it’s unlikely, but it could be implemented late 2025). It proposes the abolition of Section 21 (no-fault evictions), a move to periodic tenancies, and new rules around property standards and dispute resolution. Get prepared early — don’t wait until it’s law.

  1. What are my responsibilities for energy efficiency (EPC ratings)?

Currently, rental properties must have a minimum EPC rating of E. While earlier proposals for a C rating by 2025 or 2028 were dropped, the government now aims for all rental properties to meet an EPC C rating by 2030 — with new tenancies possibly needing to comply by 2028. Consider improvements like insulation and double glazing now to future-proof your properties.

3. Can I still issue a Section 21 notice?

Yes — for now. But this will be phased out when the Renters’ Rights Bill passes. You’ll need to rely on Section 8 grounds in the future, so make sure your paperwork and tenant agreements are watertight.

  1. Do I need a licence to rent out my property?

It depends on your local council. Mandatory licensing applies to HMOs (House in Multiple Occupation), but many councils now operate selective or additional licensing schemes. Always check local requirements.

  1. How do I stay compliant with changing HMO rules?

Regulations vary by region, but common requirements include minimum room sizes, fire safety measures, and amenity standards. Failure to comply can result in large fines or criminal prosecution.

Financial & Tax

  1. What expenses can I claim as a landlord?

You can claim expenses like letting agent fees, insurance, repairs (not improvements), legal fees, and some travel costs. Keep receipts and use a professional to stay compliant.

  1. How is Section 24 (mortgage interest relief) affecting my profits?

Landlords can no longer deduct mortgage interest from rental income. Instead, you get a basic rate tax credit. This has hit higher-rate taxpayers hardest and is driving many to restructure.

  1. Should I incorporate my property business?

Operating through a limited company may offer tax advantages — especially for higher-rate taxpayers. But there are setup costs, administrative duties, and different tax treatments to consider. Get proper advice.

  1. How do I calculate capital gains tax when selling a rental?

You’ll pay CGT on the profit made, with your annual allowance deducted. Rates are currently 18% for basic rate taxpayers and 24% for higher/additional rate. Accurate records of purchase costs and improvements are key.

  1. Am I eligible for Making Tax Digital (MTD)?

MTD for Income Tax will affect landlords earning over £50k from April 2026, and £30k+ from 2027. You’ll need to keep digital records and submit quarterly updates via MTD-compliant software.

Tenant & Property Management

  1. How do I deal with rent arrears or non-paying tenants?

Start with open communication. If that fails, serve a Section 8 notice using the correct grounds (usually 8, 10 or 11). Consider mediation before proceeding to court — and always document everything.

  1. What referencing or vetting should I be doing?

At minimum: credit checks, previous landlord references, employment verification, and Right to Rent checks (for England). Don’t skip this — poor vetting = poor tenancies.

  1. What are the rules for deposit protection?

Deposits must be placed in a government-approved scheme within 30 days. You must also issue the deposit certificate, prescribed information & terms & conditions to the tenant — failure to do so means you can’t evict under Section 21 and may face a fine.

  1. What’s the best way to handle maintenance and repairs?

Use a reliable contractor network and maintain a digital log. Fix issues promptly — not just to stay compliant, but because small problems become big (expensive) ones if ignored.

  1. Can I ban pets or smokers under the new proposed rules?

The government wants landlords to be more flexible with pets. Under the Renters’ Rights Bill, you may need to accept pets unless you have a reasonable refusal — but tenants could be required to take out pet insurance.

Market & Strategy

  1. Should I sell or keep my rental property right now?

It depends on your financial goals, mortgage situation, and the long-term viability of your rental. Demand remains high, but profitability is tighter. A portfolio review can help you decide.

  1. How do I find good letting agents or property managers?

Look for ARLA or Propertymark membership, transparent fees, local knowledge, and strong reviews. Don’t just go by price — you get what you pay for.

  1. What areas offer the best rental yields right now?

Yields vary, but Northern cities like Liverpool, Manchester and parts of the Midlands currently show strong performance. Balance yield with tenant demand and long-term capital growth potential.

  1. How can I future-proof my portfolio against regulation changes?
  • Diversify locations and property types
  • Upgrade for energy efficiency
  • Digitise your processes
  • Keep compliant now — not just when you’re forced to
  • Stay informed (like you are now!)