What the new renters' law costs you
Since 1 May 2026 tenancies roll on, rent goes up once a year at most and section 21 has gone. See what the changes cost you, and what's still to come.
Your answer
Enter your homes, the rent and your other income.
About this calculator
For private landlords in England who own their homes personally. Wales, Scotland and Northern Ireland have their own rules.
This is a rough guide to the law, not legal advice. If you need a home back, talk to a solicitor.
What happens to your answers
We don’t keep them. Your answers go to our server to do the sums and aren’t stored or logged. If you copy a link to your answers, they’re in the link itself, so only share it with people you trust.
How it’s worked out
We list each change in the Renters' Rights Act 2025 with its date, and mark what's already in force. The dates are the government's published timetable. Some, like the ombudsman and Awaab's Law, aren't fixed yet, so we say so.
For the money, we add the £65 a home a year database fee, take off the tax it saves (it's a cost against your rent, worked on top of your other income), and show the cash you no longer get up front if you used to take more than 1 month's rent in advance.
Worked example
The new rules cost you about £78 a year after tax in database fees, and £2,200 less cash up front when you next let your homes.
England · 2 homes · £1,100 a month each · 0.5 empty months a year · 2026/27 tax rates · one owner
| Rent a year: £1,100 a month × 2 homes × 11.5 months let | £25,300 |
|---|---|
| Less running costs (not mortgage interest) | − £3,000 |
| Rental profit | £22,300 |
| Tax on it now, on top of your other income | £7,866 |
| Less mortgage interest relief at 20% | − £1,600 |
| Tax on your rent a year now | £6,266 |
| Database fee: £65 × 2 homes (as announced) | £130 |
| Ombudsman fee | To be confirmed |
| Less the tax the fee saves | − £52 |
| Extra cost a year after tax | £78 |
| Rent you take up front: 2 × £2,200 a month | £4,400 |
| Most you can take now: 1 month | − £2,200 |
| Less cash up front, once, as each home is let | £2,200 |
| What changes and when | |
| 27 December 2025: Councils get new powers to investigate landlords and fine them | In force |
| 1 May 2026: No more section 21 'no-fault' evictions: to get a home back you need a reason the law accepts (a section 8 ground) | In force |
| 1 May 2026: Fixed-term tenancies become rolling ones, and tenants can leave on 2 months' notice | In force |
| 1 May 2026: Rent can go up once a year at most, by a section 13 notice giving 2 months' warning. Tenants can challenge it at a tribunal, and the new rent starts from its decision, not before | In force |
| 1 May 2026: No more than 1 month's rent in advance, and no taking offers above the advertised rent | In force |
| 1 May 2026: No turning tenants away for having children or getting benefits. Answer a pet request within 28 days, and only refuse for a good reason | In force |
| 31 May 2026: Give existing tenants the government's information sheet | In force |
| 15 December 2026: Landlords register each rental home on a new national database, region by region, for £65 a home a year | Coming |
| 2028: Landlords must join a new landlord ombudsman. The fee isn't set yet | Planned |
| 2035: Rented homes must meet the Decent Homes Standard | Planned |
| To be confirmed: Time limits to fix damp, mould and other hazards (Awaab's Law). The government is consulting until 18 December 2026 | To be confirmed |
Rules and dates from the Renters' Rights Act 2025 and the government's timetable, checked on 15 October 2026. Tax on your rent at HMRC's 2026/27 rates.
Questions people ask
Can I still evict a tenant?
Yes, but not with a section 21 notice. Since 1 May 2026 you need a reason the law accepts, such as selling, moving in, or rent arrears (a section 8 ground), each with its own notice. Talk to a solicitor before you serve one.
How much is the landlord database fee?
The government has announced £65 a home a year, paid when you register and each year after. It's pro-rated while it rolls out, region by region, from 15 December 2026. The ombudsman fee hasn't been set.
Can I still raise the rent?
Yes, once a year, to the market rate, with a section 13 notice giving at least 2 months' warning. Your tenant can challenge it at a tribunal, and the new rent only starts from its decision.
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