Your key dates
1 May 2026: already in force
Section 21 ended, every tenancy became periodic, and the new rules on rent increases, bidding and rent in advance started.
15 December 2026: landlord database opens
You can register early from this date.
15 February to 14 May 2027: register in the East Midlands
This covers Derby, Derbyshire and Nottinghamshire. Properties in Burton upon Trent fall under the West Midlands, with a deadline of 14 March 2027.
2028: landlord ombudsman
Every landlord will have to join, so tenants can complain to an independent body.
1 October 2030: EPC C
Rented homes will need an EPC rating of C or above, with a spending cap of £10,000 per property. Work done since 1 October 2025 counts towards the cap, so keep your receipts.
What changed on 1 May 2026
No more Section 21
Tenancies roll on month to month with no fixed end date. To get a property back you need a Section 8 ground, with the right notice and evidence.
Rent rises once a year
Only through a Section 13 notice with two months' notice. Tenants can challenge an increase above the market rate.
No bidding wars
Landlords and agents cannot ask for or accept more than the advertised rent.
One month in advance
You can only ask for one month's rent before the tenancy starts.
No blanket bans
You cannot refuse tenants because they have children or receive benefits.
Pet requests
You must consider a written request and reply within 28 days, and cannot refuse unreasonably.
The landlord database
Every landlord has to register every property they let, and keep it up to date.
Cost: £65 a year for each property.
Who registers: the landlord. An agent cannot register for you, but can supply the information.
What it asks for: the address, type and bedrooms, who owns it, whether it is let and to how many people, the rent, whether it is furnished, any licence, and your gas safety, electrical safety and EPC details.
If you do not register: fines of up to £7,000, or up to £40,000 for repeated breaches. Tenants may claim back rent, and you cannot get a possession order other than for anti-social behaviour.
Managing it yourself?
Getting a property back now depends on having the right paperwork, at the right time, for every step of the tenancy. One missed notice or out of date certificate can stop a possession claim.
With full management we keep the certificates, notices, rent reviews and inspection records right, and prepare everything the landlord database asks for. 8% of the rent, no set-up fee and no VAT.
Questions landlords ask
Can I still use Section 21?
No. Section 21 no fault evictions ended on 1 May 2026. To get your property back you now need one of the Section 8 grounds, such as selling the property, moving in yourself or serious rent arrears, and you must follow the notice rules for that ground.
Do I have to register on the landlord database?
Yes, if you let a property on an assured tenancy in England. Each landlord registers each property, at £65 a year per property. In the East Midlands, which includes Derby and Nottingham, registration opens on 15 February 2027 and the deadline is 14 May 2027.
Can my letting agent register for me?
No. The regulations say the landlord must register. An agent can prepare and supply the information. We do that for every landlord we manage for.
What happens if I do not register?
You can be fined up to £7,000, or up to £40,000 for repeated breaches or knowingly giving false information. Your tenant may be able to claim back rent, and the court will not give you a possession order, other than for anti-social behaviour, without an active registration.
How often can I put the rent up?
Once a year, using a Section 13 notice with at least two months' notice. The tenant can challenge the increase at a tribunal, so the new rent needs to be in line with the market.
Can I refuse a tenant with a pet?
You must consider a written pet request and reply within 28 days. You cannot refuse unreasonably.
This guide is general information, not legal advice. Sources: NRLA, Register Your Rental Property Service, HCR Law, September 2026, Foot Anstey, Burges Salmon. Last checked 22 October 2026.