The past year has been a “landmark” one for both renters and homebuyers.

There have been significant, positive reforms helping to protect renters’ rights, according to Propertymark, but there have also been significant tax takes, which have the potential to squeeze both renters and homebuyers in the year ahead.

Nathan Emerson, chief executive of Propertymark, said 2025 had been “transformative” in terms of policies protecting millions of people in the UK.

He said: “From major rental reforms to new powers tackling unsafe or empty buildings, 2025 has become one of the most transformative years for housing across the UK.

“Whether renting, buying, or managing a property, millions of people will feel the effects of the changes rolling out nation by nation.”

In England, the government has passed laws including the Renters’ Rights Act, coming into force in three phases during 2026. Key changes include:

  • End of “no-fault” evictions: Tenants can no longer be asked to leave a property without a valid reason once the new rules take effect.

  • Rolling, periodic tenancies will be introduced from 1 May 2026. All old, fixed term assured short hold tenancies will be discontinued and automatically become an assured periodic tenancy, giving renters greater flexibility and stability.

  • Limits on rent increases: Landlords can raise rent no more than once a year and must give two months’ notice.

  • No more rental bidding wars: Agents and landlords won’t be allowed to ask for, or accept, bids above the advertised rent.

  • Caps on rent in advance: Tenants will not face demands for several months’ rent upfront

  • Right to request a pet: Requests must be considered fairly, and refusals must be justified.

  • New Ombudsman and national landlord database (late 2026): Easier routes for resolving disputes and checking a landlord’s compliance.

According to Propertymark, this means renting in England should become more structured, with clearer rules and fairer treatment integrated into every tenancy agreement.

Similarly, Scotland’s 2025 Housing act means significant protections for private renters, with more stable rental costs and tougher homelessness prevention duties, to help reduce the risk of homelessness.

He also praised the government’s plans to build up to 1.5mn new homes, backed by simplified planning processes and stronger land assembly powers via the Planning and Infrastructure Act that gained Royal Assent on 18 December 2025.

Taxing times

There are also stamp duty changes in effect in England and Northern Ireland, however, which might mean higher tax takes from people buying a home.

Updated stamp duty thresholds mean the tax will now start at £300,000 for first-time buyers buying a residential property worth £500,000 or less.

For other buyers, the Stamp Duty Land Tax starts at properties over £125,000.

This means some buyers will pay more tax than before, which is important to factor into budgeting when purchasing a home.

Emerson added: “It is positive to see new protections introduced to help safeguard those who may find themselves in a vulnerable position regarding housing, as well as see plans to increase the supply of sustainable housing and keep pace with the ever-growing demand across the UK.

“However, it has never been more important to use a qualified professional when considering moving house, who can help navigate these forthcoming and complex changes.”