Owning a rental property can be a rewarding long-term investment, but the rules around it are changing quickly. The Renters’ Rights Act came into force on 1 May 2026, a national landlord register is on the way, and energy efficiency standards are set to rise. On top of that, the tax side of buying, letting and selling property continues to catch landlords out.
Many landlords only discover a problem when HMRC gets in touch, and by then it is often too late to put it right cheaply. This guide sets out the key changes coming up, the tax points every landlord should understand, and where to go for help.
The new rental property register
The government’s new ‘Register your rental property’ service, part of the next phase of the Renters’ Rights Act, will require landlords of assured or regulated tenancies to register themselves and each of their properties. There is an annual fee of £65 per property, and registration must be renewed each year. Landlords who fail to register risk being fined.
The service rolls out regionally from 15 December 2026, starting in the West Midlands. For landlords with properties in Yorkshire and the Humber, the requirement begins on 15 April 2027, with a deadline to register of 14 July 2027. The deadline is based on where the property is, not where you live, so if you let property in more than one region you may face more than one deadline. You can register early if you prefer.
As part of registration, you will need to provide details of rent charged, the number of occupants and bedrooms, and upload your gas safety record, Electrical Installation Condition Report (EICR) and Energy Performance Certificate (EPC). That makes now a sensible time to check your paperwork is in order.
Energy efficiency: EPC C by 2030
The minimum energy efficiency standard for private rented homes is planned to rise to EPC C (or equivalent) by 1 October 2030, subject to exemptions. This will apply to both new and existing tenancies. If your property currently sits below C, it is worth planning improvements early, both to spread the cost and because some improvement work may be relevant when you come to sell.
Electrical safety checks
Electrical safety checks are already a legal requirement for private landlords in England. The electrical installation must generally be inspected and tested at least every five years, and any remedial work identified must be carried out. Your EICR will also be needed for the new register.
Buying a buy-to-let: Stamp Duty Land Tax
Buy-to-let and additional residential properties usually attract higher rates of Stamp Duty Land Tax (SDLT). Your solicitor will normally handle the return and payment, but it is worth understanding the cost at the outset, as SDLT paid on purchase can later be deducted when calculating any Capital Gains Tax on sale.
Owning a rental property: declaring your income
Rental income must be reported to HMRC through a Self-Assessment tax return. Where a property is jointly owned, income is usually taxed according to each owner’s share, for example 50:50, although other ownership structures can change how income is taxed.
Allowable expenses may include letting agent fees, repairs and maintenance, insurance and professional fees. Mortgage interest is treated differently: for individual landlords, finance costs no longer reduce rental profit directly and instead attract a basic-rate tax credit. Getting this right can make a meaningful difference to your tax bill, particularly for higher-rate taxpayers.
Landlords with qualifying income above £50,000 should also be aware that Making Tax Digital for Income Tax applies from April 2026, bringing quarterly digital reporting.
Selling a property: don’t overpay Capital Gains Tax
Selling a buy-to-let, second home or holiday cottage can trigger a Capital Gains Tax (CGT) liability. Your main residence may qualify for relief, but additional properties usually do not.
In simple terms, the gain is calculated as the sale price, less the purchase price, less allowable costs. Allowable costs may include legal fees, estate agent fees, capital improvements to the property, and Stamp Duty paid when you bought it.
Crucially, CGT on UK residential property must be reported and paid within 60 days of completion. Missing the deadline can lead to penalties and interest from HMRC. The calculation can become complex if you own multiple properties, share ownership, have previously lived in the property, or have made significant improvements, so it pays to take advice before you sell rather than after.
How Walter Dawson & Son can help
Walter Dawson & Son, Chartered Accountants, help landlords and property owners across Yorkshire report property income and manage landlord tax with confidence. We can prepare accurate Self-Assessment returns, make sure every allowable expense and cost is claimed, calculate your Capital Gains Tax and submit your 60-day return, and help you stay compliant with HMRC.
To speak to our team, contact your local office in Bradford, Elland, Huddersfield, Leyburn, Northallerton or York, or email enquiries@walterdawson.co.uk.
This article is for general information only and does not constitute tax advice. Rules may change, and you should seek professional advice on your individual circumstances.
