The briefing

Typical time-to-let across England in 2026, what actually slows a listing down, and the specific changes that shorten it — priced against what each one costs.

How Making Tax Digital for Income Tax affects landlords, who it applies to, the quarterly deadlines, and how to keep records that make each submission a non-event.

What to actually do on day 1, day 7, day 14 and day 28 of unpaid rent — firm, documented, and inside the law at every step, including when Ground 8 becomes available.

Three certificates, three clocks, one calendar. How to build a compliance schedule that means the reminder letter never arrives before the certificate does.

A landlord who self-manages isn't paying nothing — they're paying in hours. Here's the actual time cost of managing a rental yourself, priced against the alternatives.

Beyond the credit score: identity verification, the 30× income rule, employer contact, previous landlord references and right to rent, explained properly.

The only lawful way to increase rent in England since May 2026: a Section 13 notice on Form 4A, once a year, with two months' notice. The full process, worked through.

May 2025 to May 2026: periodic tenancies, the end of Section 21, Form 4A rent reviews, pet requests, and what's still to be phased in — the PRS database and beyond.

Percentage commission, let-only flat fees, renewal charges, and what's hiding in the small print. A plain breakdown of what UK letting agents actually charge and why.

Private landlords can't buy a Rightmove or Zoopla listing directly. Here's how the fixed-fee route works, what it costs, and how to write a listing that actually gets viewings.