Top 10 UK property laws every landlord should know pt.1

Jun 12, 2026 | Landlords, Property Management

Whether you have a self-managed portfolio or one property, or you assign responsibilities to a property management company like Urpad, understanding key pieces of UK legislation is essential to ensure you don’t breach these rules and wind up with a fine, enforcement action, and even criminal liability.  

When you use a reputable property management company, you are not just getting a support network to ensure that your properties are compliant and you’re operating within the law.   You’re getting access to a wealth of knowledge to draw upon in any situation.  You get peace of mind in the knowledge that we will keep you informed of new and evolving legislation as and when it happens. You can go it alone, but it’s better to be with someone like Urpad.

Below, in the first of two blogs, are five of the most important pieces of UK property legislation that landlords should be familiar with, regardless of operating model or portfolio size.

1. Housing Act 1988 (Assured Shorthold Tenancies)

The Housing Act 1988 underpins the modern private‑rented sector in England and Wales by introducing the assured shorthold tenancy (AST). It sets out the framework for how tenancies are created, how rent is handled, and how landlords can regain possession using Section 8 or Section 21 notices.

Even though Section 21 ‘no‑fault’ evictions have been significantly reformed (and effectively abolished from 1 May 2026 under the Renters’ Rights Act), the core structure of ASTs and possession grounds still rests on this statute.

2. Renters’ Rights Act 2025 (from 1 May 2026)

The Renters’ Rights Act 2025 (RRA) is one of the biggest legislative changes in the private rented sector in over 30 years.  The first phase comes into law 1 May 2026.

There are many changes included in the RRA, possibly one of the highest profile is the abolition of Section 21 ‘no‑fault’ evictions.  It also sees the inclusion of the escalation of civil penalty limits for serious breaches to up to £40,000, it brings in a requirement for landlords to provide government‑issued information sheets for all tenants, and it tightens the rules around rent increases.  There’s more, but this is just for starters. 

3. Landlord and Tenant Act 1985

This Act sets out the landlord’s general repairing obligations, including keeping the structure, exterior, and key services such as water, gas, electricity, and heating in good working order.

It also underpins the requirement to provide essential services and supports tenants’ rights to seek repairs when landlords fail to meet these duties, so it’s a cornerstone for any landlord compliance checklist.

4. Homes (Fitness for Human Habitation) Act 2018

Building on the 1985 Act, the Homes (Fitness for Human Habitation) Act 2018 implies a covenant that dwellings must be “fit for human habitation” throughout the tenancy.

What this meaning plain English is that if there are any issues reported such as damp, mould, structural defects or other serious hazards that could mean the tenants are at risk living there, then the landlord must address them within a suitable time of being notified, or risk the tenant taking legal action.

5. Energy Performance of Buildings Regulations (MEES)

At present, under the Minimum Energy Efficiency Standards (MEES), most privately rented properties in England and Wales must have an Energy Performance Certificate (EPC) rating of at least ‘E’ or higher before a new tenancy can be granted.  By October 2030, the minimum acceptable will be EPC ‘C’.

Fines for non‑compliance can reach up to around £5,000 per property, and from 2026 additional upcoming changes are expected to push the minimum standard higher, so EPCs and energy‑efficiency upgrades are now a legal and financial priority.

End of part 1 - and why you should use a management company

We’re only half way through the list, and I’m sure there are already a number of act that, although you might be aware of, you’re not entirely sure what you should be doing about them.  And you also probably know that even if you do appoint a property management company to manage it all for you, the ultimate legal responsibility still rests with the you.

 

If you wish to discuss any legislation, what you should be doing about certain aspects, or how your properties are currently being managed, please get in contact with one of the team.  We know the market, we know the law, and we will do our best to give you straight forward, clear answers.