CONTRIBUTORS INCLUDE: KATE FAULKNER OBE PAUL SHAMPLINA JENI BROWNE PLUS MORE
A warm welcome to the 81ST Edition of Landlord Investor Magazine.
Season’s greetings, and a warm welcome to Issue 81 of Landlord Investor Magazine. Once again, it’s been quite a year for the Private Rented Sector. The Renters’ Rights Act received Royal Assent back in October, with Phase One of implementation scheduled for May 2026, and increased powers for housing authorities in England coming into force on 27 December. Needless to say, there’s a lot to unpack. Thankfully, help is on hand as we continue to collate insight from our community of experts, both here in Landlord Investor Magazine and through the National Landlord Investment Show. In 2025, we introduced training sessions at our shows, and we’ll be building on this success with an expanded programme of eight live events in 2026. We begin in London on 24 March, followed by Southampton on 14 April, Kent on 29 April, and Birmingham on 20 May. On 8 July we return to London, before heading to Bristol on 30 September and Manchester on 14 October. We then close the 2026 calendar back in London with our season finale on 28 October before we start preparing for the 2026 LIS Awards, which return on November 24th. Keep an eye out for full event details and registration information, and don’t forget to join our free landlord community by scanning the QR code below. Thank you for reading — and a huge thank you to all our fantastic contributors for making this issue possible. Wishing you continued success on your property investment journey throughout 2026 and beyond. TH
Show Update | Tracey Hanbury
Reflecting on 2025: A Transformative Year for the National Landlord Investment Show
Show Update | Tracey Hanbury
A Night of Excellence
Outlook | Kate Faulkner OBE
What does the 2025 Autumn Budget Mean for the UK Residential Property Market?
Renters’ Rights | Nicole Bonner
The Big Bang of Renting: What Landlords Must Do to Prepare for the Renters’ Rights Act
Renters’ Rights | Paul Shamplina
The Renters’ Rights Act: What landlords need to know for 2026 and beyond 06 12 20 24 28 32 36 38 40 44 48
Renters’ Rights | Kate Faulkner OBE
Landlord Fines Under the Renters’ Rights Act: What’s Changing and How to Stay Out of Trouble
Investment | Jeni Browne
Landlords, Act Now: Limited Company Investment Could Be Your Safety Net in 2026
Bristol Property Awards | Steve Hanbury Celebrating ‘Property Agent of the Year’ at the 2025 Bristol Property Awards
Taxation | Kate Faulkner OBE Are You Paying the Right Property Tax?
MTD Spotlight | GetGround What does MTD mean for Landlords?
Proptech Spotlight | Aico From Insight to Action: Aico’s Latest Features for Landlords and Residents
Editor
Tracey Hanbury
Design
Marc Riley
Social Media
Charlotte Dye
Printing
IOP Marketing
PLEASE NOTE: The National Landlord Investment Show, LIS Media and Landlord Investor Magazine are content aggregators only. Views, statements and opinions expressed in articles, reviews and other materials herein are those of the authors, exhibitors and third-party contributors and not the editors and publishers of LI Magazine. Under no circumstances does the content of this publication constitute investment or legal advice. We do not undertake to advise individuals or organisations upon investment strategy. All investments should be approached with caution under professional guidance. While every care has been taken in the compilation of this publication and every attempt made to present up-to-date and accurate information, we cannot guarantee that inaccuracies will not occur. LIS Media Limited and our contributors will not be held responsible for any claim, loss, damage or inconvenience caused as a result of any information within these pages or any information accessed through the promoted links. Published by LIS Media, Registered address: Foresters Hall, 25-27 Westow Street, London SE19 3RY. © 2024 LIS Media Ltd.
CONTRIBUTORS
Kate Faulkner OBE Leading UK Property Analyst.
Paul Shamplina
Founder, Landlord Action and Chief Commercial Officer, Total Property.
Nicole Bonner
Content, Community & PR Lead National Landlord Investment Show.
Tracey Hanbury
Co-Founder & Director, National Landlord Investment Show.
Jeni Browne
Business Development Director, MFB.
Steve Hanbury
Co-Founder & Director, National Landlord Investment Show.
Meet the team
TRACEY HANBURY CO-FOUNDER / DIRECTOR
Team: Donegal GAA
Song: Galway Girl, Steve Earle
Film: Dirty Dancing
Food: Indian
Likes: A busy show - can’t beat it
Dislikes: Rudeness
Fave thing about LIS: Building client relationships
KIERAN MCCORMACK SALES DIRECTOR
Team: Manchester United
Song: Bonkers, Dizze Rascal
Film: American Gangster
Food: Indian
Likes: Family time, Man Utd, golf
(not necessarily in that order)
Dislikes: Tinned sweetcorn
Fave thing about LIS: No day is the same (hence the song choice)
CHARLOTTE DYE OPERATIONS DIRECTOR
Team: Spurs
Song: The view from the afternoon, Arctic Monkeys
Film: E.T
Food: Chinese
Likes: Anything four legged and furry
Dislikes: Clowns and Spiders
Fave thing about LIS: Office cuddles with Ollie
NICOLE BONNER CONTENT, COMMUNITY & PR LEAD
Team: Crystal Palace
Song: Take It Easy by the Eagles
Film: The Devil Wears Prada
Food: Indian
Likes: Travel, photography & cooking
Dislikes: Tinned tuna & snakes
Fave thing about LIS: The innovative and fast-paced nature of the business.
ALICIA CELA HEAD OF ACCOUNTS
Team: Barcelona FC
Song: Hotel California, The Eagles
Film: Shawshank Redemption
Food: Anything Spanish (I'm very biased lol)
Likes: Cooking great food
Dislikes: Liars. Oh, and liver (can't stand it)
Fave thing about LIS: Socialising with the whole team
STEVE HANBURY CO-FOUNDER / DIRECTOR
Team: Crystal Palace
Song: Plastic Dreams, Jaydee (Original)
Film: Goodfellas
Food: Indian
Likes: Team meetings in the pub
Dislikes: Bad manners
Fave thing about LIS:
Show day (as anything can happen)
MARC RILEY CREATIVE DIRECTOR
Team: Letterkenny Shamrocks
Song: What’s going on? Marvin Gaye
Film: On The Waterfront
Food: Sea
Likes: Clean typography
Dislikes: Last minute edits
Fave thing about LIS: The website
JACOB HANBURY SALES EXECUTIVE
Team: Crystal Palace
Song: Michael Bibi - Got the Fire
Film: Step Brothers
Food: Sunday roast
Likes: Skiing, Gym, Crystal Palace
Dislikes: Dirty finger nails Fave thing about LIS: Great atmosphere at the shows
OLLIE HANBURY ENTERTAINMENT & SECURITY MANAGER
Team: Crystal Palace
Song: Who let the dogs out
Film: 101 Dalmatians
Food: Roast Dinners
Likes: Walkies
Dislikes: Poo in bags left on branches
Fave thing about LIS: Getting all the attention
TRACEY HANBURY CO-FOUNDER & DIRECTOR
NATIONAL LANDLORD INVESTMENT SHOW
NATIONAL LANDLORD INVESTMENT SHOW
2025 has been a year of tremendous change for the UK’s private rented sector, meaning it’s also equated to change for the National Landlord Investment Show- a change that is a positive, forward-looking and rooted in education. A change that comes from a place of adaptation to what our community of professional landlords, investors, developers and property service businesses need in terms of support and connection. As I look back on 2025 and write this, I feel incredibly proud of what the National Landlord Investment Show has achieved and want to use this show update to express my deep gratitude to all our show attendees, exhibitors, sponsors and wider community for staying resilient, informed and educated during this era of change.
Looking back at our shows, we hosted 7 live shows across the UK, visiting London, Bristol, Kent, Birmingham and Manchester, hosting 480 property service expert suppliers and welcoming a total of 13,750 UK landlords. This reaffirms that despite the challenges and uncertainty within the sector, there remains strong positivity, resilience and a commitment to staying ahead.
I’m proud that the National Landlord Investment Show continues to be a leading platform for education, insight and innovation within the private rented sector. The overall positive and optimistic atmosphere at these shows, learning, education, insightful conversations and meaningful connections throughout the year have been truly inspiring.
Whilst the success of the exhibition shows goes without saying, I want to highlight some of the key moments from our events and the exciting new initiatives we’ve introduced both through our in-person events and our growing digital platforms.
Each of these additions and areas of focus serves a vital purpose: to connect and empower our community of UK landlords, investors and developers with knowledge to navigate the UK private rented sector with professionalism. Knowledge that is provided by our expert property service suppliers.
Industry-Leading Training & Education
As the sector is undergoing some of the biggest transformations in over 30 years through the Renters’ Rights Act, we’ve given special attention to the changes to educate our community of landlords to stay compliant and professional. Because of this, we’ve incorporated free expertled Renters’ Rights Act training within our shows and at dedicated training sessions, led by some of the UK’s leading property experts, including:
Kate Faulkner OBE, UK Property Analysts
Paul Shamplina, Founder of Landlord Action
Suzanne Smith, The Independent Landlord
Susie Crolla, Managing Director of the Guild of Letting & Management
David Smith, Partner at Spector, Contant & Williams (SCW)
The in-person sessions were packed out at every show, with not a single empty seat in sight. What we’ve learned from this is clear: despite the changes ahead, our community of landlords are ready to adapt and is actively seeking expert guidance on legislation, compliance and strategy to future-proof their portfolios in line with the Renters’ Rights Act, while continuing to provide housing to the highest professional standards. As we move into 2026, and as the Renters’ Rights Act becomes more embedded in the way we operate within the private rented sector, the support we provide will remain consistent.
Whilst the success of the exhibition shows goes without saying, I want to highlight some of the key moments from our events and the exciting new initiatives we’ve introduced both through our inperson events and our growing digital platforms.
New Education Segments at Our Shows
Having run our live exhibition shows for over 12 years, we understand that the needs of every landlord and property professional within the sector are different. That’s why we’re continually adding new features to our shows to ensure that everyone, no matter where they are on their property investment journey, feels informed, supported and educated, and there’s a strong element of inclusivity here. Here’s a look at the new panel sessions, initiatives and masterclasses introduced at our 2025 shows to reflect the diverse needs of our community, which will be pivotal segments as we move into 2026:
Launched Rent for Good Initiative
With “1.33 million households currently on local authority housing registers, also known as ‘waiting lists’” (GOV.UK, March 2024), and 127,890 households in temporary accommodation (Dec 2024), England is facing an unprecedented shortage of affordable housing that is getting worse each year. To address the role of landlords and the private rented sector in this crisis, we introduced our first Renting for Good panel as part of our wider Rent for Good initiative, offering an in-depth forum on social impact and supported letting. We worked closely with Kate Faulkner OBE and Susan Aktemel from Good Homes on launching this powerful initiative and explored how private landlords can help bridge the gap by providing safe, legally compliant, affordable homes where social housing is lacking. The discussion delivered a powerful message: socialled renting is both possible and urgently needed.
Accelerating Action with Women in Property
Being a woman in property, this was undoubtedly one of my personal highlights this year. This panel showcased the leadership, influence and expertise of talented women driving change across the sector and shaping the future of property investment. I had the pleasure of hosting this panel alongside expert panellists featuring Hayley Andrews – Award-winning property investor,
developer, and entrepreneur, Amy Schofield – Auction Sales Director, Together, Louise Reynolds – Director of Property Venture, Landlord, Investor, and Developer and Suzanne Smith –The Independent Landlord.
Educating New Investors
If you’re in a property or any sector, you always have to start somewhere, which is why we’ve given special attention to the new investor or firsttime stage investor who is part of our community. This part of the property investment journey is crucial to set yourself up for success and be on track to be professional. This masterclass was hosted by Jacob Hanbury, Sales Executive from the National Landlord Investment Show who, like many in the audience, is a new investor. The masterclass offered practical, real-world guidance delivered by experts who understand the journey.
Building for the Future with Property Developer Masterclass
Just as we’ve offered support for the new investor part of our community, we’ve also given special attention to the landlord developer or property investor looking to transition or diversify through property development. It’s clear now more than ever, property development is crucial to meeting the housing supply to meet housing demand in the UK.
The masterclass was hosted by John Howard (Property Developer) and explored planning policy, land strategy, modular construction and build-to-rent economics.
Growing
our brand digitally
Beyond our live-person events, we’ve made huge leaps to ensure we’re connecting with our community within the digital sphere. We live in an increasingly interconnected world where we can access information at the touch of our fingertips, so why can't we do this with UK property education and knowledge? Digital presence will be at the forefront of how we move ahead in 2026 and beyond, and we’re extremely proud of where we have come with this. Let’s turn to what we’ve achieved:
Launched our LIS Landlord Community Hub
We proudly launched our LIS Landlord Community Hub in early 2025 to bring our existing community together in a dedicated online space offering free expert insights, tools and resources to support everyone on their property investment journey. Since launch, our community has grown to over 5,000 engaged users.
The Community Hub is designed to empower professional landlords, investors and developers digitally, while also giving them a place to connect, and we’re incredibly excited about what’s ahead. If you’re already part of our community, thank you for being with us. If not, be sure to sign up for free here so you don’t miss out on the evolution of our growing community. We’re truly excited to see it develop further, and we’d love you to be part of it and join us.
Launched UK Property News
Building on our strong media presence, we’ve expanded into video content through our dedicated UK Property News channel hosted by me and Ian Collins (TalkTV). To date, we’ve successfully delivered 10 episodes with property experts featuring up-to-date market insights, interviews, analysis, and commentary on hot topics, including the Renters’ Rights Act. The channel has quickly become a trusted source of information for the wider sector. As we move into 2026, even more episodes will be released, so make sure to subscribe to stay first in the loop on all UK Property News.
Celebrating our Industry at the National LIS Awards 2025 - A Night to Remember
We ended our events calendar this year with our 6th annual awards celebration, the National LIS Awards 2025, held on 13th November at the magnificent Grand Connaught Rooms in London. We welcomed over 300 leading figures and companies from across the private rented sector, celebrating excellence, innovation and leadership.
It was a truly memorable evening filled with recognition, connection and well-deserved celebration of the individuals and organisations shaping the future of the UK property sector, with special recognition awards given to Paul Shamplina, Founder of Landlord Action and Susan Aktemel, Founder of Homes for Good, for their outstanding contribution to the sector.
Royal British Legion
We were delighted to work with the Ruislip Branch of the Royal British Legion at our October London show, where their stand helped raise an impressive £1,250,746. Our team played a vital role through their hard work, both supporting and collecting on the day. It was a hugely successful event, and we look forward to building a stronger relationship between the RBL, LIS, and our landlord community in 2026. A huge round of applause for the RBL Ruislip Branch, which raised a total of £39,188.80 — an increase of £8,693.50 on 2025.
A Final Word of Thanks
None of the successes and achievements we’ve celebrated this year would have been possible without our incredible sponsors, exhibitors, expert speakers, and media partners from across the UK property services sector—and, most importantly, the professional landlords, investors, and developers who are part of our community. Thank you for your continued presence, adaptability, and positive outlook.
As I mentioned at the start, 2025 has been a transformative year for the National Landlord Investment Show and the UK private rented sector as a whole. Together, we’ve continued to move forward in a truly community-driven way, rooted in expert knowledge, and we’re only just getting started.
Here’s to even greater success in 2026.
Tracey Hanbury
We proudly launched our LIS Landlord Community Hub in early 2025 to bring our existing community together in a dedicated online space offering free expert insights, tools and resources to support everyone on their property investment journey.
STAY AHEAD. STAY INFORMED.
With Our FREE Landlord Community Hub
Unlock your access to exclusive content from the cream of the UK property sector with the National Landlord Investment Show’s FREE Community Hub. Access expert knowledge, curated investor insights, and practical strategies designed to manage and grow your property portfolio. No fees. No fuss. Just smarter landlording.
Expert Reports by Kate
Faulkner OBE
Stay ahead of the curve with analysis on key trends and challenges in the Private Rented Sector and wider property market.
Renters’ Rights Education Hub
Navigate the biggest reforms in 30 years with the latest updates, guidance, and expert tips from our network of experts.
Live Webinar Recordings
Access exclusive recent webinars by leading voices in the property sector on topics such as the Autumn 2025 Budget and Renters' Rights Act changes.
Join now to unlock your advantage today.
TRACEY HANBURY CO-FOUNDER & DIRECTOR
NATIONAL LANDLORD INVESTMENT SHOW
A NIGHT OF EXCELLENCE
The 2025 National LIS Awards Celebrate the Shining Stars of the UK Property Services Market.
The UK property services market gathered in style on Thursday 13th November 2025 as the National LIS Awards returned to celebrate excellence, innovation, and leadership across the sector. Held at the prestigious De Vere Grand Connaught Rooms in London, the evening once again proved to be a highlight in the property calendar.
Now in its sixth year, the National LIS Awards organised by Tracey and Steve Hanbury, founders of the National Landlord Investment Show, alongside their experienced team, continue to recognise outstanding achievement across the private rented sector and property services market. The 2025 ceremony was proudly sponsored by Barclays, HJ Collection, TDS, and Together, with North London Hospice named as the official charity partner.
An Evening of Celebrating
The evening began with a welcome drinks reception at 6:30pm, offering property professionals the opportunity to network before taking their seats in the Grand Connaught Rooms for the formal proceedings. Tracey and Steve Hanbury opened the night with a warm welcome, joined by awards host Ian Collins of TalkTV, setting an upbeat and celebratory tone for the evening.
Prior to the awards ceremony, guests heard from Declan Carroll, Chief Executive of North London Hospice, who spoke passionately about the charity’s vital work. A live charity auction then followed, hosted by
Andrew Binstock, CEO & Co-Founder of Auction House London, helping to raise valuable funds in support of the hospice’s services.
Guests then enjoyed a three-course dinner accompanied by live music, before the awards ceremony officially commenced.
Recognising Excellence Across the Sector
This year’s awards reflected the diversity and depth of the UK property industry, with categories spanning finance, legal and tax services, lettings and online agencies, local authorities, landlord insurance, proptech, education, and professional associations. The awards ceremony also celebrated individual excellence with Landlord of the Year and 2025 Special Recognition Awards.
Industry Recognition at a Time of Change
Commenting on the success of the evening, Tracey and Steve Hanbury stated: “Once again, we’re incredibly proud to host this amazing celebration. Marking our sixth annual awards, the night was a true showcase of the individuals and businesses shaping the private rented sector. At a time of significant change across the industry, it’s more important than ever to come together, recognise excellence, and celebrate those making a real difference and working to the highest of standards to help UK landlords and property investors navigate changes within the market”.
The National LIS Awards are hosted annually by the National Landlord Investment Show, the Number One Show for Professional Landlords, Investors, Developers and UK Property Sector. To be part of the 2026 National LIS Awards celebrations and nominate your property services business for excellence, get in touch with the team today.
At a time of significant change across the industry, it’s more important than ever to come together, recognise excellence, and celebrate those making a real difference and working to the highest of standards to help UK landlords and property investors navigate changes within the market.
WE'D LIKE TO CONGRATULATE
OUR 2025 LIS AWARDS WINNERS
Best Accounting and Tax Services Provider
dns accountants
Best Landlord Insurance Provider
Alan Boswell Group
Property Developer of the Year
HJ Collection
Best Lettings Agency Sponsored by Together
Best Landlord Legal Services Provider
Woodstock Legal Services
Specialist Finance Provider of the Year
Proptech Company of the Year Pauzible
Best Property Education Provider Sponsored by UK Property News
LandlordZone
Best Product of the Year Sponsored by Barclays
Hammock
Best Alternative Property Investment Provider
Hunter Jones Group
Outstanding Contribution to the Private Rented Sector
Best Property Investment Provider
Aspire Property Group
Best Buy-to-Let Mortgage Broker
MFB (Mortgage Finance Brokers)
Best HMO Services Provider Sponsored by Property Notify Rooms4u
Lender of the Year
Best Property Management Provider PIP Services
HMO Development of the Year
HMO Premier
Best Social Housing Provider Sponsored by Together
Ethical Lettings
Chartered Surveyor of the Year Sponsored by HJ Collection
Watsons Property Group
Best Student Accommodation Provider Sponsored by Cornerstone Property Group Loc8me
Best Furniture Provider
Bridging Finance Provider of the Year Sponsored by HJ Collection
SDKA
Landlord of the Year Sponsored by TDS
Alvarine Coulton
Best Seminar Speaker of 2025
Paul Shamplina
Woman in Property of the Year Sponsored by Barclays
Anna Hughes
Special Recognition 2025
Susan Aktemel
Paul Shamplina
The rental market is changing. Are you ready?
As legislation evolves and tenant expectations shift, it’s never been more important to stay informed. Whether you’re a seasoned landlord or just starting out, navigating the rental landscape can be complex.
Introducing our FREE Renters’ Rights Health Check
Delivered by LRG’s network of trusted London brands, our Renters’ Rights Health Check is designed to help Landlords:
Understand upcoming legal changes
Ensure full compliance with current regulations
Protect your property and your income
Get expert, jargon-free advice tailored to you
Book your FREE Renters’ Rights Health Check today.
Visit lrg.co.uk/rentersrights or call 01344 205 799 to speak with our local experts.
Experts in London property
Part of
KATE FAULKNER OBE LEADING UK PROPERTY ANALYST
WHAT DOES THE 2025 AUTUMN BUDGET MEAN FOR
Overview
A Budget Long on Hype, Short on Direct Property Impact
Chancellor Rachel Reeves delivered what may be the most heavily trailed Autumn Budget in recent memory. Unusually, the Office for Budget Responsibility (OBR) released its analysis before the Chancellor’s speech, prompting a rebuke from the Deputy Speaker, who stressed that Parliament should hear announcements first.
Despite the noise and speculation, the Budget’s direct impact on the housing market is relatively limited. For most, the property market will remains largely unaffected unless the Chancellor succeeds in her goal of cutting inflation, which may help to reduce the Bank Base Rate and mortgage costs - potentially as early as the next Monetary Policy Committee meeting on 18th December.
Key Budget Impacts on the Property Sector
Landlords face higher taxes on rental and investment income from 2027.
High-value homeowners (£2m+) will pay an annual charge ranging from £2,500 to £7,500 from 2028.
Builders/developers to benefit from planning reform and brownfield incentives.
Tenants see indirect effects via Local Housing Allowance (LHA) and wage increases.
Budget Measures That Could Shape the Housing Market
For a functioning housing market that supports buyers, renters, and investors, three things matter:
1. Economic growth
2. Affordable borrowing via low interest rates
3. Relief from cost-of-living pressures
If the Budget helps on these fronts, the sector may benefit indirectly — even without major property-specific reforms.
Will the Budget Help Reduce Inflation?
Inflation is forecast to hit 3.5% this year, before falling to 2.5% If this
trend holds, it could pave the way for lower Bank Base Rates and cheaper mortgages, delivering an early New Year’s gift.
Tenants, Pensioners and Benefit Recipients: Budget Income Effects
Impact on Tenants
Private renters reliant on Local Housing Allowance (LHA) — particularly families with 3+ children — will benefit from a long-overdue uplift, but only from April 2026.
Minimum and living wage earners will see real-term pay rises: +4% for 18–20-year-olds and +8.5% for others, both exceeding inflation.
Renters’ Rights Act change, effective 1 May 2025, could reduce evictions, although only 1 in 10 tenants typically face such issues. Restrictions on rent increases may follow.
Landlords overall should be fairly relieved by these changes, although, more may exit the market or raise rents now, especially if previously charging below market rates.
While not directly reshaping the housing market, this Budget aims to stabilise the economy and lay foundations for growth.
First-Time Buyers (FTBs): A Missed Opportunity?
This is the second consecutive Budget with no clear support for first-time buyers — a marked shift from previous strategies. This may be because we are awaiting a full Housing Strategy Paper, and the government could be nervous of introducing an increase in demand while supply is stalling.
That said, now is arguably a good time to buy:
House prices remain below 2022 levels in many high-cost areas including London, Reading, Cambridge, and Gloucester.
Wage growth has outpaced inflation over recent years, improving affordability.
If inflation falls and Bank Base Rates drop below 4%, mortgage rates could follow — giving FTBs access to more competitive deals.
Second Steppers & Downsizers: Minimal Change, Except at the Top
Second steppers face a squeeze on affordability due to frozen income tax thresholds — though lower mortgage rates may offset this.
Downsizers likely unaffected, unless purchasing a £2m+ home.
From 2028, a new annual tax applies to high-value homes:
£2,500/year for properties worth £2–5 million
£7,500/year for homes over £5 million
This measure is expected to affect fewer than 1% of households, but could push down prices near these thresholds.
Landlords and Investors: Tax Rises and Localised Growth
It’s clear the government is targeting income from property, dividends, and savings for increased taxation:
From April 2027, tax on rental/ dividend/savings income rises:
Basic rate: 20% > 22%
Higher rate: 40% > 42%
Additional rate: 45% > 47%
National Insurance on rental income was rumoured but not introduced.
Positively, Capital Gains Tax (CGT) for property was cut last year from 28% to 24% for higher-rate taxpayers — maintaining potential for strong returns on long-term, compliant lettings.
Investment opportunities may arise from:
New towns and regeneration zones: Tempsford, Leeds South Bank, Crews Hill, Chase Park
Boosted funding for housing in key cities/regions: Manchester, London, Liverpool, the North East, West Midlands, West Yorkshire
MoD land releases to support housing for armed forces communities
Final Thoughts: A Budget Focused on the Bigger Picture
While not directly reshaping the housing market, this Budget aims to stabilise the economy and lay foundations for growth. If inflation falls and mortgage rates follow, the result could be a healthier balance between buyers and sellers heading into 2026.
Kate Faulkner OBE
SCAN TO FIND OUT MORE
THE BIG BANG OF RENTING: WHAT LANDLORDS MUST
On 13th November,
the government published its roadmap for implementing the Renters’ Rights Act. Within this, we now know that 1st
May 2026
will mark the first phase of the Act coming into force –although this will be only a partial implementation.
As a landlord, you need to act now to prepare as the risks of non-compliance and hefty fines loom large!
However, do remember that if you are a good landlord, have long-term tenants, keep up with the current and new laws, or use a qualified agent to fully manage your properties (verify the agents qualifications or membership of professional bodies), then you are likely to have little to worry about.
The Act brings significant reforms, but the government will introduce the changes in phases.
Phase 1 is due to be implemented on 1st May 2026:
• All tenancies will automatically switch to Assured Periodic Tenancies in the private rented sector (PRS), meaning any existing tenancies will cease, so if you had a one or two-year fixed tenancy, it will no longer be valid for you or the tenant.
• B an rental bidding and rent in advance
• M ake it illegal to discriminate against renters with children or those who receive benefits
• Require landlords to consider tenant requests to keep a pet, but there are lots of reasons why this might not be possible!
• Reform possession grounds to create a fairer system for both parties
• Abolish Section 21 ‘no-fault’ evictions
These changes represent some of the most significant reforms in decades, and some referred to this as the “Big Bang” date, leaving many landlords unsure where to start.
To help you prepare for the 1st May 2026 changes, here are the Top 5 things you should do now as a landlord to ensure you – and your tenant – are ready for the changes ahead.
1. Speak To Your Tenants
The changes affect tenants as much as landlords. Recent research from Housing Hand found that 75% of renters don’t understand how the Renters’ Rights Bill could impact them” (Housing Hand, August 2025). It is important to keep communication open and set expectations early. As a landlord, you will not need to change or re-issue the existing written tenancy agreement you have in place with your tenants who are on an assured shorthold tenancy (AST) agreement, but you will still need to inform them of the changes.
From the commencement date, you will be responsible for providing tenants in your properties with an information leaflet summarising the new rules by 31st May 2026. It is expected that the full information sheet will be made available online in March 2026.
Start planning how you will distribute this and begin discussing upcoming changes with your renters now, but it’s wise to let them know about the changes before Christmas, so it’s not a shock to them next year.
2. Review Your Portfolio
If you haven’t done so already, now’s a good time to review how your properties will be impacted by the various changes coming in, particularly:
• The shift to Assured Periodic Tenancies
• New limits on rent increases
• Potential pet requests
• Changes to possession grounds
• Removal of no-fault evictions
As a landlord, you should already be reviewing your portfolio to identify properties at higher risk of tenant turnover or requiring renegotiation of terms so you can plan accordingly.
It means not only assessing the contractual terms, but also the operational processes towards wellmanaged properties.
Although most of the changes are from May 1st 2026, from December 27th, local authorities will be given enhanced investigatory and enforcement powers, including the ability to request information, inspect rented properties and impose civil penalties where landlords breach their obligations.
This means the Local Authorities are much more likely to fine those in breach at the start of 2026.
The changes affect tenants as much as landlords. Recent research from Housing Hand found that 75% of renters don’t understand how the Renters’ Rights Bill could impact them”
The downloadable pet profile template on the LIS Community Hub is a great place to start to understand what information you need about a tenant’s pet when making the request.
3. Make Sure You or Your Letting Agent Are Ready
If you self-manage, ensure you fully understand the legal obligations you’ll take on from May 2026. The free 3-part expert video series on the Renters’ Rights Act on the LIS landlord Community Hub is a great place to start for understanding the new assured periodic tenancy system, how evictions will work, new obligations and fines.
Sign up or log in to the community hub for free here to get prepared today!
If you use a letting agent, check they:
• Are qualified and confirm membership in professional bodies such as Propertymark, ARLA or RICs.
• Verify redress scheme membership: All agents are required to belong to a redress scheme.
• A sk for qualifications from approved training providers
• Are aware of the phased implementation plan
• H ave a compliance expert that you can talk to, and have already been training their staff
• H ave processes which will adapt to the new tenancy agreements and are changing the way they assess tenants
• C an support you in handling tenant requests, rent reviews, possession claims,
Get written confirmation if possible; this protects you if anything is mishandled.
4. Contact Your Insurance Company
Your current landlord insurance may not fully cover risks under the new rules. Speak with your insurer about:
• Whether you’re protected for petrelated damage
• Any changes to the rent guarantee insurance requirement
• The impact of longer claim times if possession takes longer
• H ow the new eviction process affects legal cover
Review this early to avoid gaps in protection and to ensure you get the best deal with your insurance.
5. Plan Ahead for Pets, Repairs and Compliance Processes
With the new implied term that tenants can request a pet, landlords are required to consider it, and can reject the request if they have a good reason (small flat, not allowed in the lease, landlord is allergic). It is time to prepare how you will do this and embed the process within your operations.
To do so, you will need to:
• D ecide the criteria you’ll use to approve or decline pet requests
• Check your insurance includes pet damage cover
• U pdate your tenancy agreement with clear pet clauses – but only if they are legal!
• Review your maintenance schedule, as longer tenancies may increase wear and tear
The downloadable pet profile template on the LIS Community Hub is a great place to start to understand what information you need about a tenant’s pet when making the request. Similarly, it’s a good idea for landlords to have a pet policy in place. The model pet policy by Suzanne Smith, The Independent Landlord, is a great resource to help landlords get started. Taking these steps now will help ensure a smooth transition once the first phase of the Act begins. It is important to note that tenants will also have to follow a strict procedure for requesting to have pets. You should also audit your compliance paperwork (EPC, gas safety, electrical certificates, etc.) to ensure a smooth transition to new tenancy structures.
Other Important Government Milestones
While 1st May 2026 is the key “big bang” date for the first phase of the Renters’ Rights Act, there are several milestones between now and then that landlords need to be aware of.
The Government’s roadmap to implementation guide is a useful guide to these upcoming changes.
Beyond 1st May 2026, other important measures will also begin to take effect, including:
• Changes to Local Authority Powers on 27th December 2025
• New penalties for Category 1 Hazards in the PRS, expected in spring or summer 2026
• The launch of a PRS database from late 2026
• The introduction of a PRS Ombudsman in 2028
Two major reforms, Awaab’s Law and the extension of the Decent Homes Standard (DHS) of the private rented sector, currently have no confirmed implementation dates and remain subject to further consultation.
However, it’s important to be aware that many of the rules around maintenance and keeping a let property safe for tenants already require you to implement checks and solutions to issues such as damp/ mould. The ‘get your property ready for winter checklist ‘is a great place to start.
Reaction from the experts
Let’s turn to our UK property industry experts we work with at the National Landlord Investment Show, to hear what they think about the roadmap and what landlords should be doing now:
Allison Thompson, National Lettings Managing Director, LRG, comments:
“The government’s roadmap gives much-needed clarity on how and when the Renters’ Rights Act will take effect, and the timeline confirms that landlords cannot afford to take a wait-and-see approach. With the first phase landing on 1st May 2026 and enforcement powers strengthening well before that, there is now real urgency to get your affairs in order. There are already more than 150 laws governing how a tenancy must be managed, and these new phased changes add further layers of responsibility. My advice is simple. Start talking to your letting agent now. Confirm they are qualified, fully trained on the new rules, and ready to update processes around periodic tenancies, possession routes, rent reviews and handling pet requests. Landlords who prepare early will be best placed to protect their investment, support their tenants and navigate the transition with confidence.”
David Smith, Partner at Spector, Constant & Williams, comments:
“It is very helpful that the government has published its roadmap for implementing the Renters’ Rights Act. It is also positive that it has given a clear idea for how the Act will dovetail with other changes, such as the move to higher Energy Performance
Certificate standards. However, there is now a lot of pressure on landlords and agents who have to meet the timeline for next May and still do not have all the details from the various pieces of additional regulations that are yet to be produced. In particular, not providing the details of what needs to be in a tenancy agreement until January will make it difficult for those agreements to be produced in time. At this stage, landlords should be carefully reviewing the detailed guidance to the Act published by the government and using the time to become as familiar as possible with the changes.”
Susie Crolla, Managing Director of The Guild of Letting & Management Ltd, comments:
“This checklist provides landlords with the time-frames by which they need to ensure that their properties, systems, and processes are compliant. There can never be too much emphasis on learning and obtaining knowledge, which will prevent penalties for noncompliance.”
Suzanne Smith, Founder of The Independent Landlord, comments:
“It’s really important for landlords to watch out for the publication of the official information sheet about the Renters’ Rights Act in March. This is because it is compulsory that landlords provide it to tenants by 31 May 2026. If a landlord doesn’t do this, the local council will be able to impose a civil penalty on them of up to £7,000.”
Final Notes: Stay Informed
With so many phased changes ahead, and only partial certainty on when each element will be implemented,
it’s essential for landlords to stay informed and regularly review updates to remain compliant and prepared.
One of the best ways to stay educated is by attending free property events such as the National Landlord Investment Show, which offers expertled education and direct access to expert property service providers… you can check out the 2026 dates and locations below and make sure they are in your diary!
London | 24 March 2026
Old Billingsgate
Southampton | 14 April 2026
SFC St Mary’s Stadium
Kent | 29 April 2026
Ashford International Hotel
Birmingham | 20 May 2026
AVFC Villa Park
London | 8 July 2026
Old Billingsgate
Bristol | 30 September 2026
BCFC Ashton Gate
Manchester | 14 October
Concorde Conference Centre
London | 28 October
Old Billingsgate
You can also stay in the loop beyond the live shows through the free LIS Landlord Community Hub. Register for free to access expert market reports by Kate Faulkner OBE, guidance on the Renters’ Rights Act, helpful tools for Making Tax Digital and much free education to help you on your property investment journey. Sign up for free or log in to the Community Hub here
While 1st May 2026 is the key “big bang” date for the first phase of the Renters’ Rights Act, there are several milestones between now and then that landlords need to be aware of.
PAUL SHAMPLINA
LANDLORD ACTION / TOTAL PROPERTY
THE RENTERS’ RIGHTS ACT: WHAT LANDLORDS NEED TO KNOW FOR 2026 AND BEYOND
The Renters’ Rights Act has finally arrived, ushering in the most significant overhaul of landlord-tenant law in decades. This landmark legislation introduces stricter compliance rules, far-reaching reforms, and heavier financial risks for landlords who fail to keep up. The question isn't what's changing, it's how prepared are you for the new landscape?
Drawing on more than 30 years of experience supporting landlords through legal challenges, one thing stands out: preparation is everything. Those who engage, adapt, and act early will navigate these reforms successfully. Those who don’t? They’ll be the ones facing costly consequences.
The new roadmap: Understanding the phased implementation
The government is rolling out reforms in three key phases to give landlords, tenants, and local authorities time to get ready. Here’s what you need to know:
Phase one: Core tenancy reforms (from 1 May 2026)
The heart of the Act is the move to Assured Periodic Tenancies and the end of fixed-term contracts. As of 1 May 2026, the following measures will apply to new and existing tenancies in the private rented sector (PRS):
• Abolition of Section 21 ‘no-fault’ evictions: Landlords can no longer use Section 21 to evict tenants without cause.
• Assured Periodic Tenancies: All PRS tenancies will shift to a rolling, openended format. Tenants gain the right to stay as long as they wish or leave with two months’ notice. Landlords must serve a valid Section 8 notice to end a tenancy.
• Reformed possession grounds: Only specific, expanded grounds, such as serious rent arrears or anti-social behaviour, support eviction.
• Annual limit on rent increases: Rent can be increased only once per year, with at least two months’ prior written notice.
• Ban on rental bidding and advance payments: It’s illegal to ask for, encourage, or accept offers above the advertised rent, or to requirethe qu more than one month’s rent in advance.
• Ban on discrimination: Discriminating against renters with children or those receiving benefits is prohibited.
• Right to request pets: Landlords must consider requests for pets within 28 days and provide valid refusals if necessary.
• Stronger enforcement: Local council powers and penalties are expanding, including civil penalties, enhanced rent repayment orders (now up to 24 months’ rent), and requirements for councils to report enforcement activity.
Local councils will receive new investigatory powers as early as 27 December 2025. Social housing providers are scheduled for reform during Phase 2.
Phase two: PRS database and ombudsman (from late 2026 to 2028)
• PRS database launch: Begins roll-out from late 2026. All PRS landlords must register their properties, pay an annual fee, and supply up-to-date details, including landlord contact information, property specifics, and safety documentation. Registration will be mandatory.
• Landlord Ombudsman Scheme: Set for implementation after the PRS Database, the Ombudsman will provide dispute resolution for tenants and landlords, aiming to resolve issues without court intervention. Membership will become mandatory for all PRS landlords (expected in 2028).
• Public access and data sharing: The PRS Database will eventually be accessible to tenants, councils, and relevant bodies to drive compliance, inform tenants, and support enforcement.
Phase three: Decent Homes Standard and Awaab’s Law (dates TBC)
• Decent Homes Standard: For the first time, PRS properties must meet a minimum standard of quality, with local councils empowered to enforce compliance.
• Minimum Energy Efficiency Standards: All PRS properties are expected to meet EPC C (or equivalent) by 2030, unless exempt.
• Awaab’s Law: Will set legal timeframes for landlords to resolve serious property hazards promptly.
Further details on these measures and their timelines will follow after ongoing government consultations.
The government is rolling out reforms in three key phases to give landlords, tenants, and local authorities time to get ready.
For properties that are harder to let, outside prime locations, or where ongoing compliance feels daunting, guaranteed rent or professional management can be a lifeline.
The major change: Rent repayment orders double
The Act expands rent repayment orders (RROs), allowing tenants and councils to claim up to 24 months’ rent (previously 12) if landlords breach key requirements. Grounds for RROs now include:
• Licensing failures
• Misuse of possession or eviction grounds
• Failing to register with the PRS Database
• Providing false or misleading information
This significant increase in financial risk makes full compliance essential, not optional.
Self-managing landlords are most at risk
With around 80% of UK landlords managing just one to three properties themselves, these changes have major implications. Under the new Act, ignorance is no defence. Landlords, especially those who are overseas, have inherited properties, or use company or rent-to-rent structures, face liability for non-compliance, even if unaware of the rules.
Guaranteed rent: A hassle-free alternative
For landlords who find the regulatory burden overwhelming, guaranteed rent schemes are an increasingly attractive option. Reputable operators like Elliot Leigh and Northwood assume compliance and management responsibilities and make sure landlords
receive stable, dependable income, so long as contracts and credentials are thoroughly checked.
For properties that are harder to let, outside prime locations, or where ongoing compliance feels daunting, guaranteed rent or professional management can be a lifeline. Consider rent protection services as an added layer of financial security. If you want further protection, consider Total Landlord’s rent protection services, which offer a safety net for unpaid rent and legal expenses. You can learn more about their coverage at totallandlordinsurance.co.uk/legalexpenses-and-rent-protection
What landlords must do now
Preparation can’t wait. Here’s your action plan:
1. Understand the timeline and your duties
Know which phase applies to your properties and when. Keep up to date with official guidance as further details and statutory instruments are released.
2. Educate yourself
Master the new requirements: licensing, deposit protection, redress and membership schemes, PRS Database registration, and updated tenancy agreement obligations. Take advantage of resources like free Renters’ Rights Act courses from LandlordZONE.
3. Audit your compliance
Review every property for gaps in licensing, required documents, safety certification, and registration. Address compliance issues promptly; the penalties are simply too severe to risk
4. Prepare for Assured Periodic
Tenancies and Section 8 Notices
Update your tenancy agreements and procedures: fixed terms will end, and only prescribed grounds will support eviction.
5. Plan your strategy
Decide if you have the time and systems to adapt or whether professional management or a guaranteed rent scheme is the way forward. Doing nothing isn’t a safe option.
The time to act is now
The Renters’ Rights Act is actively reshaping the rental sector. Tenants know their rights, legal action is simpler, and enforcement is strong and wellfunded. Landlords who are passive or ill-prepared may face severe penalties, lost income, and long-term reputational damage.
But those who stay informed, audit their compliance, and seek professional support where needed will navigate these changes with greater security and seize the new opportunities that the evolving sector presents.
Need support protecting your portfolio? Total Property is here to help. From expert legal advice at Landlord Action to rent protection through Total Landlord, we offer the services you need to stay ahead. Find out more at totalproperty.co.uk.
Paul Shamplina Founder
of Landlord Action and Chief Commercial Officer at Total Property
With more than 30 years’ experience, I’ve seen it all when it comes to landlord-tenant disputes. Stay informed and stay ahead!
KATE FAULKNER OBE LEADING UK PROPERTY ANALYST
LANDLORD FINES UNDER THE RENTERS’ RIGHTS ACT: WHAT’S CHANGING AND
HOW TO STAY OUT OF TROUBLE
At the National Landlord Investment Show back in October in London, Old Billingsgate, I interviewed Paul Shamplina from Landlord Action/Total Property, who set out in no-nonsense terms why fines and rent repayment claims are becoming the defining risks for landlords.
This is a summary of the key points raised in the interview:
Paul Shamplina stated: “The biggest threat… is going to be rent repayment orders and civil penalty notices.”
Shamplina’s central warning is simple: enforcement is accelerating, and the landlords most at risk are those who self-manage without up-to-date systems. He describes rent repayment orders (RROs) and civil penalty notices as the two pressure points that smaller, less formal landlords often underestimate—until letters start landing on the doormat.
“The reality is the biggest threat for landlords is to smaller landlords who don’t keep up with how to let a property legally and safely. They are the ones that are likely to be hit with rent repayment orders and civil penalty notices” states Paul Shamplina.
How RROs bite
Under current rules, tenants can reclaim rent (commonly for licensing failures), and Shamplina expects the scope and use of RROs to expand alongside wider reforms. He highlights the role of well-informed tenants and “no win, no fee” firms that will actively pursue claims—especially in HMOs where multiple tenants can compare notes.
“It’s going to be potential free money for tenants, so you’re going to get ambulance-chasing, no-win, no-fee
solicitors and landlords are likely to get multiple letters landing on their doorstep if they don’t abide carefully by the new Renters Rights Act rules and regulations.” (Paul Shamplina)
He also notes tenants don’t need to have lived in a property for an entire two-year period to pursue repayment — what matters is the amount of rent actually paid in the relevant time frame and whether the landlord complied with the rules.
Civil penalties are rising—and repeat offences really hurt
Shamplina expects councils to use civil penalties more aggressively, both because it’s faster than prosecution and because many local authorities are financially stretched.
“Councils… are going to be aggressive… it’s going to create extra revenue, which they need…as fines under the Renters’ Rights Act can go from £7,000 to £40,000 for repeat offenders.” (Paul Shamplina)
He stresses that ignorance is no defence: if you “didn’t know” about a licence requirement or a new rule, you can still face a penalty.
However, it’s important to note that all Councils do have a different approach, some could fine you for a slight misdemeanour, no chance to put things right, while others may have a policy to enable you to rectify the problem within a specific time period.
The reality is the biggest threat for landlords is to smaller landlords who don’t keep up with how to let a property legally and safely. They are the ones that are likely to be hit with rent repayment orders and civil penalty notices.
Paul Shamplina
Staying informed and ahead is crucial to navigating the Renters’ Rights Act, staying compliant, and avoiding fines and civil penalties. Get your free show tickets for the 2026 shows at www.landlordinvestmentshow.co.uk to stay informed.
The compliance squeeze: more rules, more paperwork, less margin for error
Shamplina frames the current period as the biggest change in decades, with landlords needing to adapt to new registration, redress, and standards— plus the shift to periodic tenancies and the end of Section 21.
“This is the biggest change in 30 years… It’s going to be harder to make money… but it’s about longevity. For those that abide by the rules and regulations and continue to let, it’s likely they will continue to make money as a landlord, it will just be more difficult and may take longer to achieve the returns they had hoped for.” (Paul Shamplina)
He also warns that licensing isn’t just Houses in Multiple Occupation—some single flats can fall into selective or additional schemes depending on the council and ward. Knowing local rules is non-negotiable, so landlords either have to know this themselves and keep up to date with any changes, or engage a qualified Propertymark or RICS agent to look after the property for them.
Why “use an agent—period” (and how to pick one)
For new or stretched landlords, Shamplina’s advice is blunt:
“Any new landlords coming into the landlording world in 2025—use a qualified, agent who is a member of a professional body such as Propertymark or RICs, period”
When choosing, he suggests looking past the usual “how much/ how fast?”
questions and instead interrogating compliance capability:
“There’s one thing you should ask a letting agent: who is your compliance officer, and how are you keeping up?”
(Paul Shamplina)
Expectations should include membership of a redress scheme, client-money protection, robust professional indemnity cover, transparency, mid-term inspections, and clear reporting—so you can evidence compliance if challenged.
Practical steps to avoid fines and claims
1. Check licensing for each property. Check whether your council (and ward) runs selective or additional licensing, what triggers apply, and the renewal timetable. Or ask your agent to confirm in writing, especially if they are going to apply for the license on your behalf. Document it.
2. Treat “I didn’t know” as the most expensive phrase in property. Build a compliance calendar: gas/ electrical checks, alarms, deposit protection, prescribed information, inspections, and responses to any council notice. Or, work with a qualified agent to do this on your behalf – and have this in writing.
3. If you self-manage, upskill or outsource. Shamplina’s view: most fines stem from process failures, not intent. Either invest the time to master the new regime or appoint a qualified managing agent with demonstrable compliance systems.
4. Respond early to issues. In HMOs, one missed obligation can trigger multiple claims. Quick remediation and clear records can limit exposure if matters reach the Firsttier Tribunal.
5. Accept the new normal. The landscape rewards professionalism: keep evidence, follow process, and assume tenants may be advised.
The mindset shift
Shamplina’s closing message is that 2025 marks a clear dividing line between hobbyist and professional approaches to letting:
“2025 is the year of the professional landlord. If you don’t like it, sell. If you stay, you need to adapt.”
Bottom line
Civil penalties and RROs are no longer outliers; they’re mainstream tools of enforcement. Landlords who systemise compliance, verify licensing, and lean on competent agents where needed will avoid the worst of the penalties—and keep their portfolios resilient as the Renters’ Rights Act reforms bed in.
Staying informed and ahead is crucial to navigating the Renters’ Rights Act, staying compliant, and avoiding fines and civil penalties. Get your free show tickets for the 2026 shows at www.landlordinvestmentshow.co.uk to stay informed.
Kate Faulkner OBE
Limited Company borrowing has surged in
the last decade.
Amidst the Renters’ Rights Act and Rachel Reeves’ Budget, we examine why this structure could be a lifeline to many landlords in 2026.
With the Renters’ Rights Act now officially law, 2026 will be defined by its implementation, bringing the biggest changes to the buy to let market since its inception.
It’s important to note that this article was written pre-Autumn Budget. However, based on circulating rumours of Rachel Reeves’ tax proposals, cutting costs and boosting rental profits will be essential, and for many, a Limited Company structure will be key.
Limited Companies for buy to let businesses increased 23% in 2024 alone. Today, it’s estimated that 22% of landlords own at least one property this way, and 9% own all their investments through a Limited Company. Once seen as complex and only for large portfolios, Limited Companies are fast becoming the norm.
Limited Company investment isn’t for everyone. Always seek advice from a qualified tax adviser before making any property investment decisions.
Why landlords invest via SPV Limited Companies
1|Tax efficiency – the biggest draw for landlords
Corporation Tax: Limited Companies pay Corporation Tax instead of Income Tax, which can offer significant savings and boost rental profits for higher-rate taxpayers
Mortgage interest relief: Full mortgage interest is a deductible business expense for properties owned by a Limited Company, unlike the 20% cap for personal borrowing
Inheritance planning: Structured correctly, it’s possible to reduce Capital Gains Tax and simplify succession planning
2|The mortgage finance opportunities
Since the Section 24 changes were announced in 2015, lenders have made borrowing for Limited Companies more accessible and competitive.
As new lenders continue to enter the market, the pricing differences between personal and company rates have become minimal.
Competitive rates, plus tax efficiency, mean lenders often apply more generous stress tests. Consequently, you can usually borrow more per pound of rent when investing via an SPV than in your own name.
3|Succession
planning and portfolio management
SPVs offer more than tax benefits:
Separate finances: The clear division of personal and business assets simplifies your bookkeeping process
Limited liability: Some lenders waive personal guarantees on Limited Company applications (this varies, so check with an expert broker if you’re looking to secure a rate without a personal guarantee)
Succession planning: Shares in an SPV can be transferred to heirs or business partners more easily than property held personally
Why this matters now (more than ever)
2026 brings major challenges. The Renters’ Rights Act will introduce additional costs, with increased property maintenance and a new landlord register.
Hopefully, landlords came through unscathed from the budget – but if not, it’s fair to assume we’re facing yet more increased costs.
While investing through a Limited Company won’t eliminate these costs, it can help mitigate the impact on your profits.
Is Limited Company investment right for me?
It’s not suitable for everyone:
Basic-rate taxpayers may see no benefit
Transferring existing properties may be too expensive or not cost-effective in the long run
Running a company means more admin and expenses, which may be a burden
Whether you’re incorporating a portfolio or buying your first property:
Get tax advice: A qualified adviser will assess your best options
Get mortgage advice: An expert broker can guide you on the costs of refinancing if you’re looking to incorporate
2026 is not the year to wait and see. With the right strategy and advice, you can keep your property plans on track without compromising on profit.
As new lenders continue to enter the market, the pricing differences between personal and company rates have become minimal.
CELEBRATING ‘PROPERTY AGENT OF THE YEAR’
AT THE 2025 BRISTOL PROPERTY AWARDS
The National Landlord Investment Show, the Number One Show for professional landlords, investors, developers and UK property sector, proudly sponsored the ‘Property Agent of the Year’ category at the 2025 Bristol Property Awards, held on 28th November 2025 at Ashton Gate Stadium in Bristol.
The Bristol Property Awards celebrated excellence and innovation within the dynamic Bristol property sector, recognising property professionals in residential, commercial, lettings, new builds, civic buildings and bold reimaginings. As sponsors of the Property Agent category, the National Landlord Investment Show helped highlight outstanding achievement in commercial and residential agency performance. At a time of so much change within the sector, celebrating success is crucial.
This year’s Property Agent of the Year was awarded to Burston Cook, recognised for its deep local expertise and strong record of commercial property sales across the Bristol region. The accolade was given to the winner on stage by Steve Hanbury (Co-Founder and Director - National Landlord Investment Show), and this award highlights the agency’s commitment to market excellence, client service and professionalism.
Steve Hanbury, Co-founder and Director of the National Landlord Investment Show, commented: “We were delighted to sponsor the Property Agent category and congratulate all finalists and winners. It’s important that we support and celebrate the talent and contribution of property professionals in the City of Bristol, especially as we'll be bringing our Show back to Bristol City Football Club on 30th September 2026 for a third occasion. Every time we return to this dynamic city, the property market is bustling,
and we’re proud to return to this city, connecting with local property service providers and growing our landlord community within this city and the surrounding areas."
Finola Ingham FRICS, Director of Office Agency from Burston Cook, winner of ‘Property Agent of the Year” commented:
“We were thrilled to have been awarded the Property Agent Award! This recognition means a great deal to our team and reflects the hard work, dedication, and passion we put into supporting our clients across the region. A huge congratulations to all the nominees and fellow winnersit’s always inspiring to celebrate the exceptional talent and achievements within Bristol’s property community”.
The Bristol Property Awards are an annual awards program that recognises outstanding achievement across the Bristol property industry - including developers, architects, contractors, agents, sustainability leaders, and more. They highlight excellence in design, delivery, community impact and business performance within the local property sector.
The National Landlord Investment Show looks forward to a jampacked calendar of events in 2026 and is returning to Bristol on 30th September with their own property exhibition show, among several other UK locations, including London, Manchester, Southampton and Kent. To get your free tickets or express your interest in exhibiting, visit www.landlordinvestmentshow.co.uk.
We were delighted to sponsor the Property Agent category and congratulate all finalists and winners. It’s important that we support and celebrate the talent and contribution of property professionals in the City of Bristol, especially as we'll be bringing our Show back to Bristol City Football Club on 30th September 2026 for a third occasion.
KATE FAULKNER OBE LEADING UK PROPERTY ANALYST
It’s not been that long since Angela Rayner, former Deputy Prime Minister and Secretary of State for Housing, lost her position after being found in breach of the ministerial code for underpaying Stamp Duty Land Tax (SDLT). This is a timely reminder that property tax is complicated, and it always pays to get professional advice – at least at the start, if not on an ongoing basis.
I’ve worked in property for many years, and one of the trickiest areas I’ve ever dealt with is tax. Through countless one-to-one consultations with investors, I’ve noticed the same issues crop up time and again. Here are my top five tips to help you check that you are paying the right property tax:
1. Property Isn’t Taxed in Isolation
Many landlords don’t realise that property income is taxed alongside their other earnings and assets.
To be honest, some people I speak to don’t seem to have any idea that you have to pay tax on your property earnings. I remember one person who asked me for help because they had let a property for many years, never increased the rent, but also never paid tax. Eventually, HMRC caught up with them, and they had to find the money to pay quite a big and unexpected bill.
Even for those who know they must pay, many wrongly assume tax is based on the property’s increase in value or the income earned. In reality, it depends on all of your income –including any salary you earn or any gains from other investments.
It’s also possible that your property earnings could push you into a higher tax bracket, which would increase the amount of tax you owe quite substantially.
And it’s not just income or capital gains tax that you need to be aware of. It’s quite possible that some benefits you receive can be reduced or taken
away due to the amount you earn from investing in property. For example, families earning over £60,000 see their Child Benefit reduced by 1% for every £200 earned above this threshold.
Check the Child Benefit tax calculator here: Gov.uk Child Benefit Tax Calculator
So it’s not just important to check the tax you owe when you have invested in property, but it’s equally important to check what you will owe before you invest in one or more properties.
2. Stamp Duty Land Tax (and Its Complicated Variants)
Now this is really complicated! What’s important to be aware of first is that property purchase taxes vary by nation:
England – Stamp Duty Land Tax (SDLT)
Scotland – Land and Buildings Transaction Tax (LBTT)
Wales – Land Transaction Tax (LTT)
The amount you pay depends on:
1. The price of the property
2. H ow many properties you already own
Even partial ownership (such as a share in a home, which could be held in a trust, etc) can count as owning a second property and trigger higher tax rates.
And, it’s also not just limited to purchases—transfers of equity in divorce, marriage, or moving a property into a company can all trigger an SDLT charge.
There is good news, though: you may qualify for a rebate if you buy and sell your main residence within 12 months to three years. But, as always, this too is complicated!
More details here: Gov.uk SDLT Refund Guidance
Even for those who know they must pay, many wrongly assume tax is based on the property’s increase in value or the income earned. In reality, it depends on all of your income – including any salary you earn or any gains from other investments.
Make sure you keep track of all of your costs and expenses, and know what you can and can’t claim for. Your property tax specialist can only help you if they have the required information they need to do your accounts and carry out an assessment of the tax you owe.
3. The Myths (and Scams) Around Avoiding Property Tax
There are endless “schemes” claiming to help you avoid tax, and property is no exception. Some are simply myths; others can be outright scams.
Be warned: if HMRC deems a scheme invalid, you—not the promoter—are likely to be responsible for paying back the tax, often with penalties.
You can legally mitigate tax with good advice, but always ensure the method is HMRC-approved and tested.
4. Not All Professionals Truly Understand Property Tax
I have also come across situations where not all those who do landlords' or property investors' tax returns understand the minutiae of property tax and how it should be applied.
As such, it’s incredibly important to do two things:
• M ake sure you keep track of all of your costs and expenses, and know what you can and can’t claim for. Your property tax specialist can only help you if they have the required information
they need to do your accounts and carry out an assessment of the tax you owe
• Use a specialist property tax advisor—someone with proven expertise in this area.
5. Spreadsheets May Soon Be Redundant
Many landlords and investors are pretty self-sufficient and will often use a spreadsheet or similar to track their income and expenditure.
However, with more digitisation and Artificial Intelligence about to take over the world, it’s likely that your earnings from property are going to have to be recorded online to enable tax to become digital.
And here in the UK, the government is rolling out Making Tax Digital (MTD), which will require landlords to record and submit accounts online.
Key dates:
April 2026 – Landlords earning over £50,000 must comply
April 2027 – Landlords earning over £30,000 must comply
April 2028 – Threshold reduces to £20,000
This means quarterly digital submissions via HMRC-approved software will soon be compulsory, so it’s worth finding out more about how to make your tax digital, before you are forced to!
Read more here: Gov.uk Making Tax Digital Guidance
Property tax is an area that often changes alongside government priorities, so it’s crucial to stay informed and stay connected with the right property tax specialists who can help you keep on top of any updates—especially if you’re expanding your portfolio.
The National Landlord Investment Shows in 2026 are a great place to meet property tax experts, understand upcoming tax changes, and explore software solutions for digital record-keeping. Start mapping out your 2026 property event calendar with the show dates and locations. Get your free tickets at www.landlordinvestmentshow. co.uk
Kate Faulkner OBE
Finish Strong, Start 2026 Profitable
WHAT DOES MTD MEAN FOR LANDLORDS?
Making Tax Digital (MTD) is HMRC’s programme to modernise property tax reporting, moving it to a fully digital process for landlords. The goal is to simplify tax compliance, reduce errors, and provide a clearer view of your tax position throughout the year.
For landlords, this means adopting new digital practices:
Digital Records: Keep accurate, ongoing digital records of all rental income and allowable expenses.
MTD-Compatible Software: Use software recognised by HMRC for recording transactions and submitting updates.
Quarterly Updates: Instead of a single annual return, submit digital summaries of income and expenses every quarter.
End of Period Statement (EOPS): After the tax year, submit an EOPS finalising your rental accounts.
Final Declaration: Complete a Final Declaration, including all other taxable income, reliefs, and allowances to determine your final liability.
Who is affected and when?
MTD for Income Tax Self Assessment is being phased in based on total qualifying income from property:
From 6 April 2026: Income over £50,000 per year.
From 6 April 2027: Income over £30,000 per year.
Future phases: HMRC is expected to gradually lower the qualifying income threshold, so it’s wise to start preparing early.
If your income puts you in the first group, HMRC will likely use your 2024/25 tax return to determine compliance from April 2026, with notifications starting April 2025.
How to get MTD-ready
1.
Assess Your Income
Calculate your total property and selfemployment income to determine when MTD will apply to you.
2. Choose MTD-Compatible Software
Select accounting software that can connect directly to HMRC for quarterly submissions. GetGround's platform is fully MTD-compliant and HMRC recognised and designed specifically for property investors.
3. Digitise Your Records
Start keeping digital records of all income and expenses. Upload receipts and categorise transactions properly.
4. Understand Your Obligations
Learn about quarterly submission deadlines and what information you need to provide.
How GetGround helps
GetGround offers a free MTD-ready toolkit so landlords can:
• Track income and expenses in a single dashboard
• Submit directly to the HMRC with our MTD compliant software
• Upload receipts and maintain a digital audit trail
• Automate categorisation and reminders for each quarter
These tools simplify compliance and reduce deadline stress. For landlords wanting more support, GetGround’s Core and Complete plans add professional submission assistance and accounting services.
MTD isn’t just about compliance - it gives landlords clearer insight into rental profits, helping you plan financing, refurbishments, and growth with confidence.
Select accounting software that can connect directly to HMRC for quarterly submissions. GetGround's platform is fully MTD-compliant and HMRC recognised and designed specifically for property investors.
MEASURES
THE
CONNECTED HOME SOLUTION
A proven and scalable solution for the challenges faced by social housing providers, while generating a return on investment. The HomeLINK Connected Home Solution assists with:
Aico, an Ei Company, are the European market leader in home life safety. Offering both single and multi-sensors, Aico’s alarms and environmental sensors are manufactured in Ireland to the highest quality, while their advanced software, developed in Bristol, transforms real-time data into actionable insights.
From the HomeLINK portal, landlords and residents can monitor and respond to issues such as damp and mould, indoor air quality, and energy efficiency. Paired with Environmental Sensors and The Gateway, a vast range of data is collected so that landlords are equipped with the knowledge and support to deploy their resources effectively.
Aico’s mission is to empower housing providers with the tools they need to improve resident wellbeing, meet regulatory requirements, and manage homes more effectively. Across the UK, there are currently 103,143 live gateway systems and 618,614 live connected devices.
Aico have recently released a set of new features on the HomeLINK portal which combine deeper resident engagement with the data capture landlords need for compliance.
Introducing the ‘Get to Know You’ Survey
The new ‘Get to Know You’ survey allows landlords to capture vital information about homes and residents directly through the HomeLINK App for Residents. With just a few taps, residents can update details such as:
• The home’s archetype
• Number of occupants
• Age ranges of residents
• Rooms within the property
This data helps landlords triage damp and mould risks more accurately, ensuring cases are prioritised based on real need. Surveys are sent as
push notifications via the HomeLINK App for Residents, and reminders can be issued to increase response rates. To keep insights fresh, surveys can be resent after 10 days or more, helping landlords maintain up-todate case information throughout the lifecycle of an issue. In short: better resident input, better decisions, better outcomes.
Case Creation: Supporting
Scottish Housing Regulator (SHR) Requirements
Alongside the ‘Get to know you’ survey, the first enhancement to the case creation feature has been released, supporting Scottish landlords with upcoming reporting requirements in the Annual Return on the Charter (ARC). This initial release focuses on capturing two essential data points during case creation:
• Is the property currently void?
• Is the property a new build within its defect’s liability period?
These updates lay the foundation for accurate compliance reporting and reflect the complexities of ARC metrics that Scottish landlords must comply with from April 2026.
Building for the Future
The ‘Get to Know You’ survey and Case Creation enhancements are just the beginning. In the coming months, further updates will continue to roll out, including:
• More granular case statuses
• Timeline-specific intervention data
• Automated metric calculations aligned with SHR reporting
What This Means for You
• For landlords: richer data, stronger compliance, and more confident decision-making
• For residents: a simple way to share important information and help shape safer, healthier homes
• For the sector: another step towards risk-based prioritisation and smarter resource allocation
Next Steps
Both features are now live on the HomeLINK portal. If you’d like support in getting started, contact your local Aico Relationship Manager or visit www.aico. co.uk/homelink.
The new ‘Get to Know You’ survey allows landlords to capture vital information about homes and residents directly through the HomeLINK App for Residents.
