New landlord rules in 2026: how to protect your rental income and ensure you’re covered

Credit: Grace Cary RECENT rule changes mean landlords face greater legal responsibilities and financial risks than ever before. Learn how changes to landlord laws affect your obligations and secure your property with flexible, comprehensive AXA Landlord Insurance. Landlords face major shake-up under new renting rules, with big changes to evictions, rent rises and pets Credit: Manu Vega Get tailored cover with AXA Landlord Insurance Property owners who fail to get to grips with the changes could face costly disputes and headaches further down the line. Sign up for the Money newsletter Thank you! So, if you rent out a property, here are the key changes you need to know about. No more ‘no-fault’ evictions Perhaps the biggest change is the end of Section 21 evictions. Previously, landlords could use Section 21 to regain possession of their property without having to give a reason. That option has now been removed. Landlords can still reclaim their property, but they’ll need to rely on specific grounds, such as wanting to sell or redevelop it, moving into the property themselves or dealing with serious breaches such as rent arrears. They’ll also need to follow the correct process and provide evidence to back up their claim. Keeping a paper trail of rent payments, tenancy agreements and conversations with tenants could therefore prove invaluable. Rent rises are being reined in Landlords can no longer increase rent whenever they choose. Rent can generally only be increased once a year using the required process, and tenants can challenge increases they believe are above the market rate. There’s also bad news for rental bidding wars. Landlords and letting agents will not be allowed to accept rent offers higher than the price advertised. So, if a property is advertised at £1,500 a month, landlords can’t turn around and accept £1,700 because several tenants are willing to pay more. The ‘no pets’ rule is getting the boot Landlords also have to get used to a little more four-legged company. Tenants have the right to ask to keep a pet in their rented home, meaning landlords can no longer simply impose a blanket ban. A request can still be refused where there are reasonable grounds. But landlords should check their insurance before saying yes. AXA warns that damage caused by domestic pets – including chewing, scratching, or tearing – may not be covered by a landlord insurance policy. Families and benefit claimants are protected Landlords also need to be careful about who they accept as tenants. It is illegal to discriminate against people because they receive benefits or have children. The protections apply in England, while the Act also contains separate provisions covering rental discrimination in Wales and Scotland. What should landlords do now? With more rules to follow, staying organised is key. AXA says landlords should check their insurance policy is fully up to date and that their insurer has accurate details about the property and the type of tenant living there. For some specific types of landlord insurance cover, landlords may also need to carry out checks on prospective tenants. These can include getting satisfactory credit references, recording and verifying bank account details and keeping formal identification. Landlords should check the terms and conditions of their individual policy, as failing to meet them could affect whether a claim is covered. It may also be worth reviewing the level of cover in place and increasing it if necessary. A costly new headache for landlords? The end of Section 21 could make it more complicated for landlords to regain possession of their properties. AXA expects the industry could see more disputes and legal proceedings as landlords and tenants adjust to the new rules – potentially bringing extra financial and emotional pressure for property owners. The good news is that landlords who keep accurate records, communicate properly with tenants and stay on top of their responsibilities should be better placed to navigate the changes. AXA has a dedicated landlord advice hub with guides and information to help property owners understand the new rules and manage their properties.