Landlord rights in the UK are defined by a combination of statute, case law, and the terms of individual tenancy agreements. Many landlords — particularly those with one or two properties — are unaware of the specific legal framework that governs what they can and cannot do.
In “What Are My Rights as a Landlord UK,” understanding your rights in 2025 is more important than ever, as the Renters’ Rights Act 2025—coming into force on 1 May 2026—introduces major changes to the balance between landlords and tenants, with significant legal and financial risks for those unprepared.
This guide covers the core rights that landlords retain, where those rights have limits, and what is changing under the new legislation.
London Stays covers UK property guides for landlords, buyers, renters, and investors.
This article provides general information only and does not constitute legal advice. Seek professional guidance for your specific circumstances.
For more information on landlord rights and obligations, check: GOV.UK — renting out your property
Your Right to Receive Rent
The fundamental right of every private landlord is to receive rent in full and on time as agreed in the tenancy agreement.
If a tenant fails to pay rent, you have legal routes available under Section 8 of the Housing Act 1988 — specifically Ground 8 (mandatory possession for serious rent arrears of two months or more) and Ground 10 (any amount of arrears, discretionary). Under the Renters’ Rights Act changes, the threshold for mandatory possession under rent arrears grounds is being raised, so seeking legal advice on the current thresholds at the time of acting is important.
You also have the right to increase rent, subject to procedural requirements:
- From 1 May 2026 (Renters’ Rights Act), rent can only be increased once per year
- All increases must use the formal Section 13 notice process (Form 4), with at least two months’ written notice
- Rent review clauses in existing tenancy agreements will no longer be valid for initiating increases
- Tenants have the right to challenge increases they consider above market rate at a First-tier Tribunal
Your Right of Access to the Property
In “What Are My Rights as a Landlord UK,” you have the right to access your rental property for inspections and repairs, but this right is significantly restricted by law.
The rules on access:
- You must give at least 24 hours’ written notice before entering the property
- The visit must take place at a reasonable time of day
- The tenant must agree to the time — you cannot simply turn up at the time you specify if the tenant objects
- Emergency access (gas leak, flooding) is an exception — you can enter without notice if there is immediate risk to health or safety
- You cannot carry out inspections so frequently as to amount to harassment
Entering without proper notice — even for a genuine maintenance reason — is a civil wrong and can expose you to a harassment claim. Keep a written record of all access notifications.
Your Right to Reclaim the Property
In “What Are My Rights as a Landlord UK,” your right to end a tenancy and reclaim your property is one of the most significantly impacted areas under the Renters’ Rights Act 2025.
Current law (before 1 May 2026):
You can currently use a Section 21 notice — a ‘no-fault’ notice giving at least two months’ notice — to end a tenancy without providing a reason. This route remains available until 1 May 2026, subject to all prescribed information requirements being met (Gas Safety Certificate, EPC, ‘How to Rent’ guide, deposit protection).
From 1 May 2026:
Section 21 is abolished. From this date, you can only seek possession using Section 8, with a specified legal ground. The expanded grounds under the new Act include:
- Selling the property (new Ground 1A — 4 months’ notice, with a 12-month protected period at start of tenancy)
- Moving in yourself or a close family member (expanded Ground 1 — similar protections apply)
- Serious rent arrears (Ground 8 — threshold being reviewed)
- Anti-social behaviour (Ground 14)
- Persistent late payment (Ground 11)
Note: if you use the sale or occupancy grounds to evict a tenant, there are restrictions on re-letting the property for a period afterwards. Legal advice before serving notice is essential.
Court proceedings must be commenced by 31 July 2026 for any Section 21 notice served before 1 May 2026.
Your Right to Set and Enforce Tenancy Terms
You have the right to set reasonable terms in your tenancy agreement — covering matters such as no-smoking policies, pet policies, and how the property is to be kept.
Important changes from 1 May 2026:
- Pet requests: tenants have the right to request a pet in writing. You must respond within 28 days and cannot unreasonably refuse. You can require the tenant to take out pet damage insurance as a condition.
- Discrimination: it is illegal to refuse a tenancy because a prospective tenant has children or receives housing benefit. This is an existing rule strengthened by the Renters’ Rights Act.
- Bidding wars: from 1 May 2026, it is a legal offence to invite or accept offers above your advertised rent. Set your rent at the level you want.Read also- How to Make an Offer on a House
Your Right to Carry Out Repairs and Maintenance
In “What Are My Rights as a Landlord UK,” under Section 11 of the Landlord and Tenant Act 1985, you are legally required to maintain the structure, exterior, and essential services of the property—an obligation that also grants you the right to access the property to carry out repairs, subject to proper notice.
You also have the right to claim for tenant-caused damage beyond fair wear and tear from the deposit, subject to the dispute resolution process administered by the deposit protection scheme.
Your Right to Deposit Protection and Deductions
In “What Are My Rights as a Landlord UK,” you have the right to take a tenancy deposit—typically capped at five weeks’ rent—and to make deductions at the end of the tenancy for:
- Unpaid rent
- Damage beyond fair wear and tear
- Cleaning to the standard at the start of the tenancy (evidenced by inventory)
Deposits must be protected in a government-approved deposit protection scheme (DPS, MyDeposits, or TDS) within 30 days of receipt. Prescribed information must be provided to the tenant at the same time. Failure to protect properly exposes you to a penalty of one to three times the deposit amount and invalidates any Section 21 notice.
Landlord Register
From late 2026, a national landlord register will be rolled out across England. Registration will be a legal requirement. Landlords who fail to register will face fines and restrictions on their ability to let properties. Prepare for this requirement.
For more information on the Renters’ Rights Act changes, check: NRLA — Renters’ Rights Act guide
Conclusion
In “What Are My Rights as a Landlord UK,” your rights to receive rent, access the property, set tenancy terms, and reclaim possession still apply, but are now more tightly regulated, with the Renters’ Rights Act coming into force in May 2026 marking the most significant legal change in the private rented sector since the late 1980s.
Staying legally compliant, keeping thorough records, and seeking professional advice before taking any enforcement action are the foundations of being a landlord who can exercise their rights effectively.
Frequently Asked Questions
Can I enter my rental property without notice?
No — you must give at least 24 hours' written notice and visit at a reasonable time agreed with the tenant. Emergency access (imminent risk to health or safety) is the only exception.
Can I still use Section 21 to evict my tenant?
section 21 can be used until 1 May 2026, when the Renters' Rights Act abolishes it. From that date, all evictions require a Section 8 ground. Any Section 21 issued before 1 May 2026 must have court proceedings commenced by 31 July 2026.
How often can I raise the rent?
From 1 May 2026 under the Renters' Rights Act, rent can only be increased once per year using the formal Section 13 notice process, with at least two months' written notice.
