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Private Property Landlords Facing Compliance Headache



Private property landlords are facing a significant compliance change in the private rented sector (PRS) in 2026, with the introduction of Making Tax Digital in April and the Renters Rights’ Act this month.


Tom Young, Director and property specialist at HWB Chartered Accountants in Hampshire, believes this could lead to considerable frustration and confusion across the sector. Making Tax Digital, the most significant change to the UK’s personal tax system since Self-Assessment was introduced in 1997, was launched on 6 April 2026.


Property landlords – along with sole traders – with gross annual income above £50,000 from property and/or self-employment must now comply with the legislation. Digital records of income and expenses must be kept using HMRC-approved MTD-compatible software and submitted to HMRC on a quarterly basis as well as a final end-of-year declaration.

Tom said:

“There are a significant number of landlords, particularly those without accountancy representation that are unaware of MTD and the reporting requirements."

“It is concerning that this remains the case when the first quarterly update, covering the period April to June is due on 7 August. Confusion at this stage is not a good sign and is certainly indicative of a lack of public information on the subject."


“Although HMRC is not imposing any penalties for non-compliance in the first year, I fear there will be a lot of frustration to come, especially when the threshold reduces to £30,000 next year and £20,000 the year after."


“On the flip side, this a major shift from the traditional annual Self-Assessment process to a system that is much closer to real-time reporting, which will allow landlords to monitor the performance of their portfolios and make astute strategic decisions."


“We urge landlords to not hesitate and act swiftly in taking regulated professional advice if they have yet to register for MTD. It is important to be proactive and ready for the next two milestones even if they are not in the scope of the legislation for 2026.”


Latest available figures show that there are around 2.82 million private landlords in the UK, of which around 94% are private individuals. Around two-fifths (43%) of UK landlords have just one property in their portfolio.


The Renters’ Rights Act was introduced on 1 May and strengthens the rights of tenants by abolishing Section 21 ‘No-Fault’ Evictions. It also ends fixed-term contracts in favour of rolling ones, limits rent increases to once per annum, bans bidding wars and makes it illegal to discriminate against people because they have children or are on benefits.


Tom added:

“Given that local councils may impose a civil penalty of up to £40,000 or, in some cases, start a criminal prosecution for non-compliance, is it any wonder that private landlords are feeling hard done by."

“It is, of course, imperative that renters’ rights are protected, but we believe the vast majority of private landlords are honest, upstanding citizens who pride themselves on being scrupulously fair."


Landlords must provide tenants with the official Renters’ Rights Act Information Sheet 2026 by 31 May 2026 and may incur fines up to £7,000 per tenancy if they fail to do so. The information sheet provided to tenants must be the official PDF from GOV.UK and cannot be altered.


“Last year the value of the private rental sector declined by 5.1 per cent, or £48 billion, with 15% of South East landlords planning to sell this year. Some 220,000 rental properties are expected to disappear this year, many being put on Airbnb instead. That’s a big chunk of private accommodation lost."


“Thus, we could have a situation where the Government’s stated intentions behind the Renters’ Rights Act could have exactly the opposite effect – constricting the market, restricting choice and driving up rents.”


It was also reported last week that Chancellor Rachel Reeves was considering imposing a one-year rent freeze on private-sector homes to help mitigate rising household costs due to the Iran war. The idea had previously been ruled out, but ministers were said to be open to discussions on a limited period ban on rent increases in the next few weeks.


The National Residential Landlords Association has warned that the move would be a ‘disaster’ for landlord and investor confidence, drive new rents higher and potentially lead to a downturn in the supply of private rented homes.


Tom added: “Private landlords are facing possibly the most challenging and stress-inducing period for a generation. The sensible course of action is to seek professional help.”


Property is a sector that requires professional technical expertise and the specialist property accountant’s team at HWB has many years’ experience supporting and advising landlords, managing and letting agents on all aspects of the sector.


The firm acts for a range of clients holding property portfolios, including residential property investors, buy-to-let landlords, developers, construction firms, care homes, architects, managing and letting agents and estate agents.


The team provide bookkeeping, MTD reporting, management reporting, VAT returns, preparation of statutory accounts, company secretarial services and property tax advice for individuals, partnerships and corporate entities.


Chartered accountants HWB, based at Chandler’s Ford, near Southampton, provides business and tax advice.


Photo: Tom Young, Director and property specialist at HWB Chartered Accountants, says property landlords in the private rented sector (PRS) are facing the most challenging times for a generation

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  • Oct 13, 2025
  • 4 min read


Britain’s high streets face a critical moment, the Co-op has warned, as new research reveals 60,000 small shops and 150,000 jobs could disappear without urgent business rates reform.


The findings, released ahead of the Autumn Budget, show around 7 in 10 UK adults (69%) lack confidence that the Government will deliver on its promise of relief for small businesses - despite repeated pledges in previous budgets.

 

If reforms are not delivered, 10% of small high street business owners say they would need to lay off staff, and 1 in 8 say they would be at risk of closure. That equates to tens of thousands of closures nationwide, with significant economic and employment consequences.

 

YouGov research also reveals that over 1 in 2 UK adults (56%) – equivalent to over 30 million people – see local shops as important to their wellbeing. Without them, 3 in 4 people say they “feel their community would lose part of its identity” (74%).

 

Co-op’s 6.9 million members are clear: they want thriving local shops, safer high streets and stronger communities. The On Your Corner, In Your Corner campaign responds to this mandate. Insight from Co-op's Big Survey shows 67% believe their high street is dying, 78% say it’s worse than five years ago, and 83% see it as vital to community wellbeing. Members are calling for more independent shops and community spaces—proof that protecting local retail is about identity and belonging, not just economics.

 

Shirine Khoury-Haq, Co-op Group CEO, said:

“As we approach a critical Autumn Budget, there’s a real danger that the voices of small shops—and the communities they serve—are not being heard. Local shops aren’t just businesses; they’re part of the social fabric of Britain. For some, a visit to a local store is one of the few chances they have to chat to someone and feel connected."

“This research shows a clear public mandate for action. Regardless of how they vote, the majority of people want the Government to do more to protect their high streets. This is an opportunity for the government to really prove to people that they will do what it takes to make a difference to people’s communities and to their wellbeing."

 

“The proposed system would improve the financial situation of 99% of retailers. How much they are protected from tax rises depends on decisions made in this Budget. To boost local economies, create jobs and provide community cohesion, we need inclusive growth. That means supporting the businesses on the corners, in the precincts, on the parades and the high streets of every community. In order for them to not only survive, but to thrive, the Government has to commit to the maximum levels of relief.”

 

Association of Convenience Stores chief executive James Lowman said:

“In the last year alone, business rates bills for convenience stores have increased by over £100m. These essential local shops are now facing significant further increases with the expected reduction of the 40% Retail and Hospitality Relief, coupled with next April’s revaluation, unless the Government commits to the full use of new powers to introduce a permanently lower multiplier for local shops."

 “We’ve been calling on retailers throughout the summer to write to their MPs on the impact that business rates increases are having on their investment plans and have engaged directly with the Treasury to outline the difficult decisions that retailers are already having to make as a result of higher bills. It’s essential that the Budget includes a meaningful long term reduction in rates bills for convenience stores to incentivise investment and provide much needed certainty for the future.”

 

Benedict Selvaratam, owner of Freshfields Market in Croydon, Surrey, said:

“The high street still matters. It’s where people meet, work, and live. Without rates relief and reform, we’ll see more closures, more risk-averse owners, and less investment in our towns. We were expecting government to follow through on their manifesto commitments, to look at redistribution, to ensure online giants pay their fair share, and to support bricks-and-mortar businesses.”

Jack Matthews, owner of Bradley’s Supermarket in Quorn, Leicestershire, said:

“We’ve always played an important role in the community. For many elderly people, sometimes we’re the only conversation they have in a day, and we’re proud to play that role. We need the government to deliver rate relief in the autumn budget. Losing a convenience store in a rural community could have a huge impact - and those are the stores that need government support the most.”

Economic and policy context:

  • 77% of small high street shop owners say business rates reform is essential for survival.

  • Nearly half (44%) would struggle to grow without protections; 36% would freeze pay rises; 26% would halt hiring.

  • 77% back an online retail tax to level the playing field with online giants.

 

The Government’s current proposal is to provide permanent business rates relief for small retail properties, replacing temporary pandemic measures. Co-op is urging the Government to commit to the maximum levels of relief in the Autumn Budget and to implement swiftly to give small shops certainty.


The member owned retailer operates 2,300 Co-op shops across the UK and a wholesale network supporting 8,000 more, over 4,000 which are smaller independent retailers, placing it at the heart of thousands of neighbourhoods every day.

 

On Your Corner, In Your Corner is part of Co-op’s Social Value Strategy—a commitment led by 6.9 million members to stand firm on climate, opportunity and community. Since 2016, the Co-op Local Community Fund has shared £115 million with 39,000 community projects nationwide, supporting places where people can connect, access opportunities and thrive. Whilst, Making a Difference Locally (MADL) has raised over £18m for local charities and good causes through Co-op own-label product sales and in-store fundraising, ensuring funds stay within local communities.




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