Frequently Asked Questions

For UK landlords, property investors, and short-let operators

Last reviewed: April 2026

Getting Started

Do I need to register as a landlord? In England, there is no mandatory landlord registration (yet). In Scotland, you must register with your local authority. In Wales, you must register with Rent Smart Wales. Northern Ireland is introducing registration.

Should I buy property in my own name or through a limited company? It depends on your tax band, how many properties you plan to buy, and whether you need the income now or can leave it in the company. Use our Incorporation Decision Calculator for a personalised comparison.

Do I need a letting agent? No. Many landlords self-manage successfully. An agent typically charges 8-15% of rent for full management. Our guide "Self-Managing Your Rental Property" covers everything you need to know.

What insurance do I need as a landlord? Buildings insurance is essential. You should also consider landlord contents, rent guarantee, legal expenses, and public liability. Our Insurance Needs Finder tool gives personalised recommendations.

Tax

Can I still deduct mortgage interest from my rental income? Not fully. Since April 2020, individual landlords receive a basic rate (20%) tax credit instead of a full deduction. This does not affect limited company landlords who can still deduct mortgage interest in full.

What is Making Tax Digital and when does it affect me? MTD requires digital record-keeping and quarterly reporting to HMRC. If your property income exceeds GBP 50,000, it applies from April 2026. The threshold drops to GBP 30,000 in 2027 and GBP 20,000 in 2028.

How do I report selling a rental property to HMRC? You must file a CGT return within 60 days of completion. This is separate from your annual self-assessment return. Use our CGT Calculator to estimate your liability.

What expenses can I claim as a landlord? Repairs, agent fees, insurance, cleaning, gardening, ground rent, service charges, accountancy fees, mileage to properties, and mortgage interest (as a 20% credit). See our full Allowable Expenses guide for the complete list.

What is Section 24 and how does it affect me? Section 24 restricts mortgage interest deductibility for individual landlords to a 20% tax credit. Higher and additional rate taxpayers pay more tax than before. It does not affect company landlords.

Compliance

When does Section 21 get abolished? Section 21 (no-fault eviction) is abolished from 1 May 2026 in England by the Renters'' Rights Act. Landlords must use Section 8 grounds instead.

Do I need a gas safety certificate every year? Yes. Every property with gas appliances needs an annual CP12 certificate from a Gas Safe registered engineer. You must give a copy to the tenant within 28 days.

How often do I need an EICR? Every 5 years for all privately rented properties in England. Any remedial work identified as C1 or C2 must be completed within 28 days.

Do I need to protect the deposit? Yes. You must protect the deposit in one of three government-approved schemes (DPS, MyDeposits, or TDS) within 30 days and serve prescribed information. Failure can result in penalties of 1-3x the deposit amount.

What EPC rating do I need? Currently minimum E. From 2030, you will need minimum C for new tenancies (existing tenancies follow later). Use our EPC Upgrade Cost-Benefit Calculator to estimate upgrade costs.

HMOs

Do I need an HMO licence? If your property is occupied by 5 or more people forming 2 or more separate households, you need a mandatory HMO licence. Some councils also require licences for smaller shared properties (additional licensing) or all rental properties (selective licensing).

What are the minimum room sizes for an HMO? 6.51 sq m for one adult, 10.22 sq m for two adults, 4.64 sq m for a child under 10. These are minimum standards and some councils require larger rooms.

Short-Lets

Has the Furnished Holiday Lettings tax regime been abolished? Yes, from 6 April 2025. Holiday let owners lost BADR, capital allowances, pension contributions from letting income, and full mortgage interest deductibility. See our FHL Abolition guide for what to do now.

Can I Airbnb my property in London? You can short-let your entire property for up to 90 nights per calendar year without planning permission. Beyond 90 nights, you need a change of use planning application.

Do I need to charge VAT on short-lets? Only if your total taxable turnover exceeds GBP 90,000. Below this threshold, you do not need to register for VAT. If you do register, the TOMS scheme may apply.

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