The private rented sector is facing big changes. The recent National Landlord Investment Show (NLIS) in London brought together property owners, legal experts, and industry leaders to talk about new laws, tax changes, and digital tax rules. While new regulations are ramping up, the main message from the event was simple: landlording is changing, and landlords who prepare now will be the ones who thrive.

A full room listened to the headline talk, titled ‘Under pressure: why 2027 could test landlords like never before.’ Industry expert Kate Faulkner OBE hosted the panel, which included Paul Shamplina, Founder of Landlord Action, Gina Peters, from Dutton Gregory solicitors, Shaun Barnett FARLA, from Leaders Romans Group (LRG), Alexandre Norian FCCA, from IWN Accountancy, and Peter Price-Higgott, from Aico.

Safety checks were highlighted as a top priority during the session. Peter Price-Higgott explained that doing the bare minimum will no longer cut it. He noted that using technology to monitor safety checks and property conditions helps landlords avoid major headaches and protects investments long-term.

Property registration and empty periods were also major talking points. Shaun Barnett warned that property registration and council licensing schemes are spreading fast, meaning landlords must sign up early rather than waiting to be asked. He pointed out that having a property sit empty will get much more expensive as costs rise and recommended using a good letting agent to handle compliance and pick the right tenants from day one.

Addressing the severe shortage of social housing, solicitor Gina Peters suggested landlords look into council schemes. Local councils have government funding available to lease private properties for social housing, which offers landlords steady rent and financial security.

On the financial side, accountant Alexandre Norian warned that sending tax details to an accountant once a year will soon be a thing of the past. From April 2027, Making Tax Digital (MTD)anyone earning over £30,000 from rent or self-employment must keep digital records and send quarterly updates to HMRC. Setting up software early and staying in regular contact with an advisor is essential.

Despite the regulatory challenges, Paul Shamplina noted that market shifts are creating real opportunities. Serious portfolio investors can buy properties directly from departing landlords, provided they have a strong team of advisors behind them. Summing up the debate, Kate Faulkner OBE urged landlords to keep a close eye on profit numbers, concluding that those who embrace tech and professional advice will manage 2027 successfully.

Surprisingly, there was very little general conversation about the upcoming Private Rented Sector (PRS) database. Officially launched by the government as the 'Register your rental property' service, this mandatory digital portal requires all private landlords in England to register themselves and each property they let using GOV.UK One Login. Landlords must submit personal details, tenancy information, and valid safety certificates (Gas Safety, EICR, EPC), keeping records updated within 28 days. Registration costs £65 annually per property. Rolling out regionally from 15 December 2026 to 14 November 2027, failure to register risks civil fines up to £7,000 (rising to £40,000 for serious breaches) and legally blocks landlords from serving court possession notices.

Landlords spoke about wanting more clarity on what Awaab’s Law will mean for them in practice, focusing specifically on proposed repair deadlines and potential compliance costs. They want to understand how rigid investigation windows and emergency works can realistically operate during winter maintenance schedules and in the face of contractor shortages.

Awaab’s Law originally established fixed statutory repair timelines for social landlords to investigate and fix serious hazards. Phase 2 for social housing comes into force on 30 November, expanding these strict deadlines to seven additional hazard categories - including excess cold, electrical defects, and structural risks. Meanwhile, extending these requirements to the private rented sector is being looked at separately.

London landlord Kaylee Winters voiced frustration over the proposed statutory response windows, warning of a potential logistical nightmare: "Look, we just need policymakers to live in the real world for a second. Try finding an available engineer in London on a freezing day in December. Expecting a single landlord to guarantee someone will show up within 24 hours or face legal fines if the plumber cancels just isn't workable."

Private landlord Ben Slovoski argued that policymakers are fundamentally misjudging the scale and nature of independent property management: "The government seems to be treating individual, single-property owners like corporate housing associations with massive budgets and dedicated in-house maintenance teams. The majority of us want to deliver safe, high-quality homes, but severe inflation and increasing compliance costs are squeezing us to the brink. If ministers push rigid repair clocks into the private sector without realistic allowances for contractor delays and tenant access, they are going to drive decent landlords out of the market entirely."

Looking longer term, portfolio landlord Victoria Amberlli emphasised that the coming years will mark a turning point for the industry: "The days of running rentals on a simple spreadsheet are officially over. By 2027, you’re either running a proper, tech-backed business or you're out. I'm spending this time overhauling our systems and getting ready to pick up good properties from landlords who choose to sell up instead of adapting."

The main message from Old Billingsgate was clear: hands-off landlording is officially over. Whether it involves attending compliance training, setting up digital accounting software, or reviewing a property portfolio, taking action early is key. The new rules will eventually become second nature, and landlords who get organized today will be in the best position for the future.