Are you ready for real estate law changes in 2026?
2026 looks like a turning point year for real estate law in England and Wales, with a wide range of reforms due to land in a short period. Anyone looking to buy, sell, rent or develop property in the next few years should be aware of the new laws.
The aim of these law changes is to drive structure and transparency, with better protection for consumers and safety at the centre. In this article, we’ll tell you more about them.
New frameworks for renting and leaseholds
One of the most significant changes is the Renters’ Rights Act, which comes into effect on May 1st 2026.
Assured shorthold tenancies will be abolished. Section 21 “no-fault” evictions will end. In their place, tenants will hold open-ended assured periodic tenancies. Landlords will only be able to recover possession by relying on reformed Section 8 grounds.
The Act also introduces wider protections for tenants, including:
A ban on rent bidding
Limits on advance rent payments
Statutory rights for tenants to request permission to keep pets
Stronger anti-discrimination rules
Minimum housing standards will also rise. The Decent Homes Standard and Awaab’s Law obligations will extend into the private rented sector, increasing expectations around safety and condition.
To support these reforms, a national database for the private rental sector will be introduced later in the year. There will also be a digital possession platform and a mandatory PRS Landlord Ombudsman.
Leasehold reform will continue alongside these changes. More provisions of the Leasehold and Freehold Reform Act 2024 will come into force during 2026. New leasehold houses will be banned, subject to limited exceptions. Rules on service charges and redress will tighten. Further draft legislation is expected, with policy moving towards commonhold ownership and away from new leasehold flats.
Buying, selling and managing property
Property transactions and estate management will also look different by the end of 2026.
The government has consulted on reforming the residential conveyancing processes, with a focus on digitisation and efficiency. A reform roadmap is expected in 2026. At the same time, the Law Society has issued updated property information forms that solicitors must use from March 30th.
Managing agents also face closer scrutiny. A consultation on mandatory qualifications for managing agents closed in September 2025, with a government response expected this year. The direction of travel is towards higher professional standards and accountability.
Freehold estate reform is also underway. Two consultations running into 2026 propose new rights for homeowners to challenge estate management charges at tribunal and measures to reduce reliance on privately managed estates.
Land registration requirements will expand further with the introduction of a contractual controls register. Certain land control arrangements, such as options, pre-emption rights and conditional contracts, will need to be registered. Failure to do so could carry criminal sanctions and will become a compulsory part of due diligence.
Planning, energy and development changes
Commercial property owners and developers also need to be ahead of the changes.
Last year’s Planning and Infrastructure Act will begin to reshape the planning system in 2026. There will also be a revised National Planning Policy Framework, which is expected to bring in more changes.
Building safety reforms will continue as part of the Grenfell legacy. These include:
Evacuation plan requirements for some high-rise buildings (from April)
Two-staircase requirement for new residential buildings over 18 metres tall (from September)
Building Safety Levy applying to some developments (from October)
Energy regulation is also moving quickly. Heat network regulation comes into force in January 2026 under the oversight of Ofgem. The Warm Homes Plan launches as the existing ECO scheme comes to an end. Outcomes of EPC reform are expected later in the year, with a clear trajectory towards higher energy standards in the private rented sector.
Commercial property will be affected by the 2026 business rates revaluation and the planned introduction of five-tier multipliers. Transitional relief will be funded through a supplement on non-relieved properties, which will influence asset management and rent negotiations.
Talk to your solicitor today
It’s clear that 2026 will be a year of massive upheaval in the property sector. Renting, ownership, transactions, planning and development are all becoming more regulated and more structured. Decisions made now will be subject to this new legal framework. Understanding what is changing, and when, will be critical.
That’s why you need an experienced property solicitor in your corner. Your solicitor will explain how this raft of changes affects you and how you can ensure the best outcome. Whether you’re buying or selling a property, or managing an entire portfolio, your solicitor will help you navigate the year ahead with confidence.
At Couchman Hanson, our solicitors genuinely care about getting the best outcome for you. We’re highly professional, with ‘city’ level talent and experience, but also friendly and welcoming. Everything we do fits with our values of integrity, honesty and authenticity.
Call 01428 774756 or visit couchmanhanson.co.uk.