The Renters’ Rights Act is bringing some of the biggest changes to the private rental sector in over 30 years. One of the most talked-about updates is the introduction of a new digital Property Portal, designed to improve transparency and hold landlords to higher standards.
For landlords and investors in Kingston and the surrounding areas, this means it’s time to get ahead of the curve. Whether you own one flat or a growing portfolio, understanding what the new rules mean – and how to stay compliant – is essential.
In this guide, Martin & Co Kingston breaks down the new Property Portal, the upcoming landlord register, and the key landlord responsibilities in 2026 and beyond. We’ll also explain how our management service takes care of it all, so you can focus on your investment with complete peace of mind.
What is the new Property Portal under the Renters’ Rights Act?
As part of the Renters’ Rights Act, the government is introducing a central digital platform known as the Property Portal. Its aim is to provide a single source of truth for landlords, tenants and local councils.
Much like how the DVLA operates for vehicles, the Property Portal will require landlords to register each property they let out in England. This includes providing evidence that all legal safety and compliance requirements are met.
Tenants will be able to search the portal to check whether their landlord is properly registered and compliant. Local councils will also use the platform to identify and take action against landlords who fail to meet their legal obligations.
The portal is expected to become a legal requirement shortly – likely during 2026.
Why the landlord register matters more than ever
At the heart of the new portal is a landlord register. Unlike the current system, where registration is only required for HMOs or in selective licensing areas, this register will apply to all private landlords across England.
For landlords, this represents a shift in both regulation and visibility. Registration will not be optional – and failure to comply could have serious consequences.
Key reasons the landlord register matters:
- Increased accountability: Landlords will need to prove they are meeting all legal standards
- Local authority enforcement: Councils will use the register to target non-compliant properties and issue penalties
- Tenant awareness: Renters will be able to check the register before signing agreements
- Letting restrictions: Unregistered landlords may be barred from issuing Section 21 notices or using eviction procedures
Ultimately, the register is designed to raise standards in the sector – but it also exposes landlords who are unaware of the rules or struggling to keep up.
Key landlord responsibilities by 2026 and beyond
To stay compliant under the new Property Portal rules, landlords will need to ensure their properties meet a set of essential legal and safety standards.
Documents and standards expected to be required for registration:
- Gas Safety Certificate – renewed annually
- Electrical Installation Condition Report (EICR) – valid for 5 years
- Energy Performance Certificate (EPC) – minimum rating of E, with C proposed as a future standard
- Smoke and Carbon Monoxide alarms – as per current regulations
- Deposit protection details – showing tenant deposits are held in a government-approved scheme
- Right to Rent checks – confirming tenant eligibility under immigration rules
Many of these are already legal requirements, but the Property Portal will make it easier to see where landlords are falling short. It also places the burden of proof on landlords to upload and maintain these documents.
With the possibility of new responsibilities being added in the future – such as minimum space standards or proof of property insurance – it’s crucial to keep everything up to date.
How the Property Portal could expose non-compliant landlords
The introduction of the Property Portal under the Renters’ Rights Act is designed to create a more transparent and trustworthy rental sector – but that also means greater scrutiny.
For landlords who have been managing their properties without professional help, or who may not be aware of recent legal changes, the risks are real.
Common compliance gaps the portal could expose:
- Out-of-date or missing safety certificates
- EPC ratings below the minimum standard
- Unprotected tenancy deposits
- Use of outdated tenancy agreements
- Gaps in tenant referencing or documentation
Failure to register or provide correct documentation could lead to:
- Financial penalties issued by the local council
- Restrictions on serving notice to regain possession of the property
- Invalid insurance claims if something goes wrong
- Public reputational damage if tenants report poor conditions
In short, the Property Portal gives tenants and councils new ways to hold landlords accountable. It will be increasingly difficult to “get by” without full compliance.
How Martin & Co Kingston keeps landlords compliant
At Martin & Co Kingston, we understand that being a landlord involves far more than finding tenants and collecting rent. Our full property management service is designed to keep you fully compliant, fully protected and fully informed.
Here’s how we help you stay on the right side of the new rules:
1. Property registration and documentation
We will ensure your properties are correctly listed on the Property Portal once it goes live. Our team will gather, update and upload all required compliance documentation on your behalf.
2. Regular safety checks and reminders
We manage annual gas safety renewals, schedule EICR inspections, and make sure your property remains safe and legally compliant at all times.
3. EPC management and improvement advice
If your property is at risk of falling below the expected EPC standard, we can help you understand your options and improve your rating efficiently.
4. Deposit protection and paperwork
We register deposits in approved schemes, issue prescribed information, and ensure tenants receive all required documents at move-in.
5. Tenant vetting and Right to Rent
Our referencing process includes all necessary Right to Rent checks, so you can be confident that your tenants meet legal requirements.
With Martin & Co managing your property, you don’t need to worry about falling behind on changing legislation. We stay ahead of the updates so you don’t have to.
What to do now to prepare for the new portal
Although the Property Portal hasn’t launched yet, proactive landlords are already preparing. The best time to get your documents in order is before registration becomes mandatory.
Steps to take now:
- Check your EPC rating – and plan upgrades if it’s rated D or below
- Review your gas safety and EICR dates – are they up to date?
- Ensure all current tenancies have deposit protection in place
- Confirm Right to Rent checks are on file for each tenant
- Speak to your letting agent about registration and future-proofing
At Martin & Co Kingston, we offer a compliance review for all landlords – whether you’re already with us or considering switching from another agent. We’ll identify any risks and give you a plan to fix them before the portal comes into force.
Final thoughts
The Renters’ Rights Act is set to reshape the private rental sector, and the Property Portal is central to that change. It’s designed to protect tenants, but it will also shine a light on landlords who aren’t meeting their obligations.
As a landlord, staying compliant is no longer optional – it’s essential. From safety certificates to legal documentation, everything must be in place and kept up to date.
With Martin & Co Kingston by your side, you can be confident your properties are managed professionally and compliantly. We take care of the paperwork, the checks and the registration – so you can enjoy the benefits of your investment without the stress.
Let’s get your property future-proofed today.
Book your free rental valuation or speak to our expert team about how we can help you stay compliant under the new Property Portal rules
