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Please note that the contents of this page, as well as the details of the Renters' Rights Act, are constantly under review and we will continue to keep our information up to date as and when new guidance is released. If you are interested in our take on the bill and how it might affect the private rental sector for both landlords and tenants, please refer to our Guidance page within our Renters' Rights Hub.
The requirement is being phased in based on your "qualifying income".
• 6 April 2026: If your income is over £50,000.
• 6 April 2027: If your income is over £30,000.
• 6 April 2028: The government plans to extend this to those with income over £20,000.
You must combine the gross income from all your self-employment and property sources. For example, if you earn £25,000 from rent and £27,000 from a sole trader business, your total qualifying income is £52,000, putting you above the 2026 mandate threshold
Yes. An authorised agent can sign you up for the service and use compatible software to manage your records, send quarterly updates, and submit your final declaration on your behalf.
Exemptions are available for those who are digitally excluded due to age, disability, or location. Once you are mandated, you can only opt out if your qualifying income remains below the threshold for three consecutive tax years.
HMRC does not recommend specific products, but the sources highlight several recognised options:• Landlord-specific software: Hammock, Landlord Studio, and Landlord Vision.• General accounting software: Xero, QuickBooks, Sage, and FreeAgent (which is free for some NatWest/Mettle customers).• Bridging software: Options like EasyBooks or Gbooks can connect existing spreadsheets to HMRC’s systems.
The threshold applies to your gross rental turnover (total income before any expenses or tax are deducted).
Only your specific share of the gross income counts towards your individual threshold. If a property generates £50,000 in total and you own a 50% share, only £25,000 is considered your qualifying income. Some software, such as Hammock, can automatically split these records for joint owners.
You must follow three core requirements:
1. Keep digital records of all business and property transactions.
2. Send quarterly updates to HMRC using compatible software within one month of each quarter's end.
3. Submit a Final Declaration by 31 January, which replaces the traditional Self-Assessment return and includes all other taxable income.
The main challenges include the cost of software and the increased administrative burden of reporting four times a year instead of once. Additionally, many legacy systems and spreadsheets are incompatible with the required real-time digital links, meaning users may need to migrate their data to new platforms.
Failure to comply can result in civil penalties from local councils. Initial or minor breaches incur penalties of up to £7,000. Serious, persistent, or repeat non-compliance can lead to civil penalties of up to £40,000 or criminal prosecution. Landlords who fail to register on the Database or protect a tenant’s deposit will generally not be able to obtain a possession order. Additionally, Rent Repayment Orders (RROs) are strengthened, doubling the maximum repayment amount from 12 to 24 months' rent for certain offences.
