Over the past few years, I’ve watched the UK property rulebook get rewritten at a pace I haven’t seen in my entire time covering this sector. The changes coming into force throughout 2026 aren’t minor tweaks — they fundamentally alter how you buy, own, and sell land. One of the most significant shifts is the forthcoming HMLR contractual controls register, which for the first time will make certain land control arrangements publicly accessible. Fail to register, and you face criminal sanctions. That’s not a detail you can afford to overlook.
These aren’t distant proposals — they’re hard deadlines with real consequences. If you’re buying a home, investing in land, or letting property, the rules you’re used to are changing. Here’s what you actually need to know.
What the contractual controls register means for you
Let’s start with the change that catches most people off guard. The Land Registry is introducing a contractual controls register. This isn’t about your standard sale contract — it targets specific land control arrangements like option agreements, pre-emption rights, and conditional contracts. If you hold one of these, you’ll need to register it. Failure to register will carry criminal sanctions. That’s a serious escalation from the current system where these arrangements often fly under the radar.
What I’d do right now is dig out any old option agreements or pre-emption rights you’ve signed. If you’re a developer holding options on multiple plots, or a landowner who granted a neighbour a right of first refusal, those documents need to be reviewed. The register isn’t live yet — the government’s response to the January 2024 consultation is still pending — but a pilot could launch in early 2026. Don’t wait for the enforcement letter.
Why the 2026 deadlines matter for your property plans
The scale of change in 2026 is hard to overstate. Take the Renters’ Rights Act, which comes into force on 1 May 2026. Assured shorthold tenancies disappear entirely, replaced by open-ended assured periodic tenancies. Section 21 ‘no fault’ evictions are gone. Landlords can only regain possession through reformed Section 8 grounds. If you’re a landlord with a portfolio of tenancies, every single one of your tenancy agreements needs to be reviewed before May.
Consider this scenario: you own a terraced house in Manchester let to a tenant who’s been there for three years. Under the old rules, you could serve a Section 21 notice if you wanted to sell. From May, you can’t. You’ll need a valid Section 8 ground — and those grounds are narrower. The same applies if you’re buying a property with a sitting tenant. Your solicitor needs to check whether the tenancy is compliant with the new regime, because non-compliant tenancies could leave you unable to take possession.
What I notice is that many landlords are focused on the Section 21 abolition but overlooking the information sheet deadline. That’s the trap. You’ve got until 31 May to serve it, but if you miss it, you lose a key possession route. My advice: get that information sheet drafted now, not in April.
Where people go wrong with land buying regulations
The most common errors I see aren’t about the big headline changes — they’re about the details that slip through. Here are the mistakes that cost people time and money.
Ignoring the new property information forms
The Law Society has published updated standard property information forms that solicitors use during house purchases and sales. New versions become mandatory from 30 March 2026. If your solicitor uses the old forms after that date, the transaction could be delayed or even fall through. The forms cover material information that estate agents must now disclose under Parts A, B, and C — things like flood risk, planning history, and leasehold details. If you’re buying, make sure your solicitor confirms they’re using the current version.
Overlooking the building safety levy
From October 2026, a new building safety levy applies to certain developments. The per-m² levy will be calculated based on the development’s size and location, and it sits alongside existing charges like CIL and S106. If you’re a developer appraising a site, you need to factor this in now. I’ve seen appraisals that assume no levy, and that gap can wipe out a project’s margin.
→ Scroll right to see all columns
| Date | Change | Who it affects |
|---|---|---|
| 18 Feb 2026 | Compulsory Purchase Forms Amendment in force | Landowners, developers, local authorities |
| 30 Mar 2026 | New property information forms mandatory | All buyers, sellers, conveyancers |
| 1 May 2026 | Renters’ Rights Act in force | Landlords, tenants, letting agents |
| 31 May 2026 | Landlord information sheet deadline | All residential landlords |
| Oct 2026 | Building safety levy begins | Developers, property investors |
| Late 2026 | Holiday let registration scheme expected | Short-term let owners |
Assuming leasehold reform doesn’t affect you
The Draft Leasehold and Commonhold Reform Bill is expected to dominate the 2026 agenda. Commonhold becoming the default for new flats would mark a fundamental change in how multi-unit buildings are owned and governed. If you’re buying a new-build flat, you need to understand whether it’s leasehold or commonhold — and what that means for service charges, ground rent, and your ability to sell later. The Bill is also expected to cap ground rents and abolish forfeiture, which removes a powerful enforcement tool for freeholders. If you’re a leaseholder, these changes are mostly positive. If you’re a freeholder, your rights are being significantly curtailed.
Missing the EPC C deadline
The government has confirmed an EPC C target for the private rented sector. New tenancies must meet EPC C from 2028, and all tenancies from 2030. Properties that can’t reach the threshold risk becoming unlettable. If you own a period property with solid walls and single glazing, the upgrade costs could be substantial. The cost cap means you’re only required to spend up to a certain amount, but if the work exceeds that cap, you may still be unable to let the property. Start your EPC assessment now — don’t wait until 2027.
What I’d do is prioritise the properties in your portfolio that are furthest from compliance. A Victorian terrace with an EPC rating of F needs a lot more work than a 1990s flat at D. Get quotes for insulation, heating upgrades, and double glazing. The Warm Homes Plan launching in January 2026 may offer some funding, but don’t rely on it — the details are still unclear.
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How to navigate the 2026 land buying regulations
You don’t need to become a property lawyer overnight, but you do need a practical plan. Here’s what I’d do in your position.
Review your existing land control arrangements
If you hold any option agreements, pre-emption rights, or conditional contracts over land, get them reviewed by a solicitor. The contractual controls register will make these public, and failure to register is a criminal offence. Start with a property lawyer who specialises in land transactions. They can tell you which of your arrangements need to be registered and what the timeline looks like. Don’t assume your old agreements are exempt — the register is expected to cover both new and existing arrangements.
Update your tenancy agreements before May 2026
Every assured shorthold tenancy needs to be converted to an assured periodic tenancy by 1 May 2026. That means reviewing your tenancy agreements, serving the prescribed information sheet by 31 May, and understanding the new Section 8 grounds. If you’re unsure about the process, a tenant landlord lawyer can walk you through the specific grounds that apply to your situation. The key change is that you can no longer evict without a valid ground — and the grounds are narrower than before.
Check your EPC rating and plan upgrades
If you’re a landlord, check the EPC rating for every property in your portfolio. Properties rated below C need a plan. The 2028 deadline for new tenancies is closer than it sounds — if you need to install solid wall insulation, that can take months to arrange. Start with an energy assessment to identify the most cost-effective upgrades. A carbon monoxide alarm is a simple, low-cost step that can improve safety and contribute to your EPC score, but the big-ticket items are insulation and heating. Prioritise properties where the cost cap allows you to reach C.
Prepare for the holiday let registration scheme
If you own a short-term let property, England’s mandatory registration scheme is expected in late 2026. Scotland and Wales already have schemes in force. The new C5 use class for short-term lets means you may need planning permission to operate. The FHL regime was abolished in April 2025, so the tax treatment has already changed. If you’re running a holiday let, check whether you need to register and what the local authority requirements are. Don’t wait for the enforcement letter — get ahead of it.
Frequently asked questions
What happens if I don’t register a contractual control? ▾
Can I still evict a tenant after May 2026? ▾
Do I need to use the new property information forms? ▾
What’s the EPC C deadline for landlords? ▾
Will commonhold replace leasehold for new flats? ▾
Do holiday lets need to register in 2026? ▾
Your next move
The 2026 regulations aren’t a distant threat — they’re landing now. The single most important step you can take is to review your existing property arrangements with a solicitor who understands the new landscape. Whether it’s a contractual control that needs registering, a tenancy agreement that needs updating, or an EPC that needs improving, the cost of delay is higher than the cost of action. If this was useful, you might also want to read Essential house inspection checklist tips for buying a house.
Sources and Further Reading
Service charges explained: tips for buying a home in the UK — A practical guide to understanding service charges, which are directly affected by the leasehold reforms in 2026.
Compulsory Purchase of Land (Prescribed Forms) (Ministers) (Amendment) (No. 2) Regulations 2026. legislation.gov.uk, 2026.
UK property law changes 2026: what buyers, sellers, landlords and developers need to know. HomeData, 2026.
Preparing for 2026: key real estate law reforms. TLT LLP, 2026.
