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Published: 21 January 2026

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The long-awaited 2025 Autumn Budget has arrived, and while some expected sweeping reforms, the Chancellor’s announcement delivered a mix of surprises, omissions, and significant changes that will shape the UK property market over the coming years.

For landlords, investors, and homebuyers, understanding these changes is essential for planning ahead. Below, we’ve broken down the key measures and their impact on the sector.

No Changes to Stamp Duty, But Other Tax Pressures Rise

Despite heavy speculation, Stamp Duty Land Tax (SDLT) remains untouched. Likewise, there were no updates to Local Housing Allowance (LHA) rates, which many hoped would be reviewed to support tenants and landlords alike.

However, the Budget was far from light on property-related taxation. The government confirmed movement on three major areas:

• A proposed “mansion tax” on properties valued above £2 million
• Higher property income tax rates from 2027
• Increases to the National Minimum Wage

These measures, combined with previous years of tax and regulatory tightening, signal ongoing pressure for property investors and private landlords.

Landlords & Short-Term Let Owners: Rising Taxes and New Levies

One of the most significant announcements is a 2% rise in property income tax rates, effective from April 2027.
The new rates will be:

• 22% – Basic rate
• 42% – Higher rate
• 47% – Additional rate

This increase follows a decade-long trend of reduced landlord incentives, including:

• The removal of full mortgage interest relief
• Higher SDLT surcharges
• Reduced capital gains allowances
• The introduction of the Renters’ Rights Act

In addition, regional mayors will soon have the power to introduce an “overnight visitor levy”, similar to systems in Wales and Scotland.

A consultation will determine how these levies are designed, but short-term let owners should expect higher operating costs in the near future.

Long-term impact on the rental sector

As landlord returns continue to erode, supply in the private rented sector is expected to decline — a shift that could push rents steadily upward if demand remains strong.

Homebuyers: High-Value Council Tax Surcharge & Market Outlook

While first-time buyers avoided direct changes to SDLT, the Budget introduced a major new cost for the luxury property market.

High-Value Council Tax Surcharge From April 2028

Properties worth over £2 million will face an annual surcharge of £2,500 to £7,500, depending on banding.

This will particularly affect prime London neighbourhoods, an important consideration for both buyers and investors operating in those markets.

House price forecasts remain positive

Despite increased taxation at the top end, market fundamentals remain strong. Forecasts indicate:

• Average UK house prices rising from £260,000 in 2024 to just under £305,000 in 2030
• Average annual growth of 5% from 2026 onward
• Growth broadly aligned with earnings

This suggests a steady, sustainable trajectory rather than a boom or crash.

Homebuying process reforms underway

The government is actively consulting on reforming the transaction process, long criticised for inefficiency. Key priorities include:

• Fairer, updated Stamp Duty thresholds
• Reducing delays and fall-throughs
• Supporting downsizing to ease housing shortages

Finchleys welcomes these consultations, which could meaningfully improve the buying and selling experience.

Businesses: Tax Relief Changes & Rising Employment Costs

The Budget also introduced several business-related measures that will impact landlords operating through limited companies, property businesses with staff, and agencies.

Writing Down Allowance Reduced

From April 2026, the main rate for Writing Down Allowances will fall:

• From 18% → 14%

This means it will take longer for businesses to benefit from tax relief on assets such as:

• Second-hand equipment
• Company cars
• Property fixtures not eligible for full expensing

National Insurance Threshold Freeze

The freeze on the employer NICs secondary threshold will extend until 2030–31.

Additionally, from April 2029, salary-sacrificed pension contributions above £2,000 per year will become subject to both employer and employee NICs.

Minimum wage rises impacting agency costs

From April 2026, the National Minimum Wage will increase to:

• £12.71 for over-21s
• £10.85 for ages 18–20
• £8.00 for under-18s and apprentices

Businesses employing staff, including estate and lettings agencies, should prepare for higher payroll expenses.

Business rates relief for key sectors

Changes include:

• Lower multipliers for retail, hospitality, and leisure
• Transitional relief to cap increases after the 2026 revaluation

This will offer some support for high-street-based property businesses.

Bottom Line

The 2025 Budget reinforces a consistent trend: property is becoming a more heavily taxed, tightly regulated sector, particularly for landlords and high-value property owners.

However, the broader market outlook remains stable, with steady price growth forecast and renewed focus on improving transaction efficiency.

Whether you’re a landlord reassessing your portfolio, an investor evaluating returns, or a homebuyer planning ahead, staying informed will be essential in navigating the years ahead.

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Published: 05 December 2025

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The UK Government has now confirmed that 1 May 2026 will mark the biggest transformation to private tenancy law in a generation. From this date, every existing and new private tenancy in England will move onto the new system introduced by the Renters’ Rights Act. a landmark shift designed to modernise renting and deliver stronger protections for tenants while ensuring clarity for landlords.

This reform is not a simple adjustment; it’s a sector-wide reset. At Finchleys, we’re committed to helping landlords and tenants navigate this transition smoothly, with the right guidance, documentation, and support.

A Three-Phase Rollout

The Government has set out a staged implementation process known as the Legislative Roadmap, with the first phase beginning on 1 May 2026.

Phase One (from 1 May 2026): Tenancy Reform

This phase focuses exclusively on new rules for private tenancies, including:

• All tenancies converting to periodic tenancies
• Caps on rent in advance
• A ban on rental bidding
• Revised rules for rent increases via Section 13 notices
• Stronger anti-discrimination protections
• New rights around keeping pets

These reforms aim to make renting fairer, more transparent and more secure for tenants, while giving landlords a clearer and more consistent framework to operate within.

What Happens on 1 May 2026?

From 1 May:

1. All existing assured shorthold tenancies automatically convert

Any assured shorthold tenancy (AST), regardless of start date, will move onto the new tenancy system automatically. No new contract needs to be issued for this conversion.

2. All new tenancies must follow the new rules

Any tenancy signed on or after 1 May 2026 will adopt the updated requirements, including:

• The cap on rent in advance
• The updated Section 13 rent increase process
• New rules relating to pets

This ensures clarity and consistency across the private rented sector from day one.

Section 21 Will Not Vanish Overnight

Despite the shift to the new tenancy model, Section 21 notices already served will remain valid for up to six months from the date they were issued, or until the tenant vacates.

This buffer ensures landlords don’t face unnecessary pressure to accelerate possession processes before the reforms take effect.

Written Statements & Tenancy Documentation

Under the Act, all new tenancies must include a written tenancy agreement containing specific information defined by the UK Government. This information will be provided in secondary legislation, and agents will need to ensure compliance.

Here’s what landlords need to know:

Existing Written Agreements

You do not need to rewrite or reissue existing tenancy agreements. Instead:

• You must provide tenants with a Government-issued information sheet outlining how the reforms apply to their tenancy.

More guidance on the content of this information sheet is expected shortly.

Tenancies Without Written Agreements

If a tenancy currently has no written agreement (such as verbal agreements or protected rent act tenancies), landlords will now be required to provide a written document containing all legally required information.

What’s Next? The Remaining Phases

Phase Two (Late 2026): Landlord Ombudsman & PRS Database

The next stage will introduce the new Private Rented Sector (PRS) Database and mandatory membership of the Landlord Ombudsman, creating clearer routes for dispute resolution and accountability.

Phase Three (TBC, consultations between 2035–2037): Decent Homes Standard & Awaab’s Law

This phase is expected to address safety and housing quality, rolling out the Decent Homes Standard and implementing measures under Awaab’s Law.

Bottom Line

These reforms are substantial, and preparation should begin well before May 2026.

At Finchleys, we recommend that landlords and agents:

• Review tenancy documentation
• Update internal processes
• Communicate clearly with tenants
• Seek professional guidance where needed

We’re here to support you throughout this transition, ensuring compliance, clarity, and peace of mind. If you need help preparing for the Renters’ Rights Act changes, get in touch with our team today.

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Published: 20 October 2025

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The Renters’ Rights Bill represents the most significant shake-up of the Private Rented Sector (PRS) since the Housing Act 1988. Introduced to Parliament on 11 September 2024, the Bill is designed to create a fairer, more transparent rental market for both landlords and tenants.

However, it’s letting agents who are likely to feel the greatest impact, and with the Bill expected to come into effect in the coming months, preparation is key. While there will be new challenges to navigate, there are also important opportunities for agents who act early and adapt.

In this blog, we’ll break down the key changes, what they mean for your business, and how you can prepare your agency for success.

What Is the Renters’ Rights Bill?

The Renters’ Rights Bill aims to deliver long-overdue reforms across the PRS, giving tenants more security, transparency, and quality assurance. The Government’s view is that, while most landlords offer good-quality homes, the sector still contains too many properties that are unaffordable, poor quality, or insecure.

The Bill’s goal is to rebalance the relationship between tenants and landlords, ensuring fairness, accountability, and improved standards.

Key Reforms Under the Renters’ Rights Bill

Below are the most important changes the Bill introduces:

• Abolition of Fixed-Term ASTs
  All new tenancies will become periodic, giving tenants the freedom to leave poor-quality homes and providing landlords with flexibility to regain possession under specific grounds.
• Limitations on Rent Increases
  Rent reviews will be restricted to once per year and must be issued via Section 13 notices. This aims to prevent unjustified or excessive rent hikes.
• End of Section 21 (“No-Fault”) Evictions
  Landlords will no longer be able to evict tenants without valid grounds. Instead, they must rely on Section 8 provisions, which are being expanded to include new and updated grounds for possession.
• Ban on Rental Bidding Wars
  Landlords and agents will be prohibited from accepting offers above the advertised rent, ensuring greater transparency in the rental process.
• Creation of a Private Rented Sector Database
  A centralised database will list landlords, properties, and compliance details, improving accountability and allowing tenants to make informed choices.
• Introduction of a Landlord Ombudsman
  A new independent body will help resolve disputes between tenants and landlords more quickly and fairly.
• Application of the Decent Homes Standard
  Every rental property must meet defined minimum quality standards, bringing the PRS closer in line with social housing benchmarks.
• Protection Against Discrimination
  Landlords will no longer be able to refuse tenants based on benefit status or familial situation (e.g., tenants with children).
• Right to Rent with Pets
  Tenants will have the right to request a pet, and landlords cannot unreasonably refuse permission.

How Will This Impact Letting Agents?

While many of the changes directly affect landlords and tenants, letting agents will be at the centre of ensuring compliance and communication.

Agencies will need to:

• Update tenancy agreements and documentation in line with the new legislation.
• Advise landlords on their evolving responsibilities and rights.
• Manage rent review processes transparently and within the new legal framework.
• Educate both landlords and tenants about the ombudsman service and database registration.
• Ensure marketing and advertising practices align with the new ban on rental bidding.

Although the reforms may initially add administrative pressure, agents who prepare now can position themselves as trusted experts, strengthening client relationships and building long-term credibility.

Renters’ Rights Bill vs. Renters Reform Bill: What’s the Difference?

Understanding the differences between the new Bill and its predecessor is critical for agents and landlords:

• The Renters Reform Bill was a previous proposal introduced under the Conservative government (circa 2023) that did not pass before that Parliament dissolved.
• That Bill linked the abolition of Section 21 to court reform, i.e. it required that the court system be upgraded to handle the anticipated rise in possession cases before evictions could be fully reformed. The new Renters’ Rights Bill removes that condition and instead moves to immediate abolition of Section 21 upon commencement.
• The Rights Bill adds new protections that were not fully present in the Reform Bill, most notably banning rent bidding and applying Awaab’s Law to the private sector.
• Some provisions present in the Reform Bill have been altered or dropped. For example, the Reform Bill’s proposed six-month minimum initial tenancy period does not survive in the Rights Bill. The Rights Bill allows tenants to serve notice earlier.
• The Rights Bill intends a faster, more forceful reform path, without waiting for systemic changes first.

In short: The Renters’ Rights Bill picks up where Reform left off, but goes further and faster, removing barriers and introducing stricter tenant protections from the outset.

Bottom Line

The Renters’ Rights Bill 2025 marks a new chapter for the private rented sector. For letting agents, adapting early will be essential, not only to stay compliant but also to take advantage of new business opportunities that arise as landlords seek guidance and support.

At Finchleys, we’re here to help landlords and agents navigate every change with confidence. Our team stays ahead of legislative updates to ensure your properties, tenants, and operations remain fully compliant and future-ready.

Visit www.finchleys.com to learn more about how we can support you.