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Every landlord deadline, November 2026 to May 2028

Written by GenZAgents, reviewed 1 November 2026. Sources below.

Two compulsory systems now run on separate clocks for the same landlords: the landlord database, where the deadline depends on the region each property is in (14 March 2027 in the West Midlands to 14 November 2027 in the South West), and Making Tax Digital for Income Tax, where the start date depends on your income (6 April 2026 over £50,000, 6 April 2027 over £30,000, 6 April 2028 over £20,000). Nobody else puts both on one calendar. Pick your regions and income below to get only your dates, as a calendar file with a reminder 14 days before each.

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    All the dates

    Database dates are marked with a green edge. MTD quarterly updates use the standard periods; if you chose calendar periods (1 April to 31 March) the deadlines are the same days.

    DateWhatWho
    4 November 2026Lords vote on the landlord database regulations (listed)
    The approval motion is on the Lords business paper. Live status.    		Every landlord
    7 November 2026MTD quarterly update: 6 April to 5 October 2026
    Second update of the first MTD year. It covers the year so far, so it also makes up a missed August update.    		MTD since April 2026 (over £50,000)
    15 December 2026Landlord database opens for every landlord in England
    You can register any property from this day, whatever your region's dates.    		Every landlord
    15 December 2026West Midlands: landlord database requirement starts
    Properties in West Midlands must be registered within three months. West Midlands guide.    		Properties in West Midlands
    15 January 2027East of England: landlord database requirement starts
    Properties in East of England must be registered within three months. East of England guide.    		Properties in East of England
    31 January 2027Self Assessment for 2025-26: return and tax due
    The property and self-employment income on this return decides whether MTD starts for you in April 2027 (over £30,000).    		Every landlord
    7 February 2027MTD quarterly update: 6 April 2026 to 5 January 2027MTD since April 2026 (over £50,000)
    15 February 2027East Midlands: landlord database requirement starts
    Properties in East Midlands must be registered within three months. East Midlands guide.    		Properties in East Midlands
    14 March 2027West Midlands: deadline to register every property
    Each property needs a valid gas safety record, EICR and EPC uploaded when you register.    		Properties in West Midlands
    15 March 2027South East: landlord database requirement starts
    Properties in South East must be registered within three months. South East guide.    		Properties in South East
    6 April 2027MTD starts if your 2025-26 qualifying income was over £30,000
    From this day you keep digital records and send quarterly updates from software.    		MTD from April 2027 or earlier (over £30,000)
    14 April 2027East of England: deadline to register every property
    Each property needs a valid gas safety record, EICR and EPC uploaded when you register.    		Properties in East of England
    15 April 2027Yorkshire and The Humber: landlord database requirement starts
    Properties in Yorkshire and The Humber must be registered within three months. Yorkshire and The Humber guide.    		Properties in Yorkshire and The Humber
    7 May 2027MTD quarterly update: the whole 2026-27 yearMTD since April 2026 (over £50,000)
    14 May 2027East Midlands: deadline to register every property
    Each property needs a valid gas safety record, EICR and EPC uploaded when you register.    		Properties in East Midlands
    15 May 2027North West: landlord database requirement starts
    Properties in North West must be registered within three months. North West guide.    		Properties in North West
    14 June 2027South East: deadline to register every property
    Each property needs a valid gas safety record, EICR and EPC uploaded when you register.    		Properties in South East
    15 June 2027North East: landlord database requirement starts
    Properties in North East must be registered within three months. North East guide.    		Properties in North East
    14 July 2027Yorkshire and The Humber: deadline to register every property
    Each property needs a valid gas safety record, EICR and EPC uploaded when you register.    		Properties in Yorkshire and The Humber
    15 July 2027London: landlord database requirement starts
    Properties in London must be registered within three months. London guide.    		Properties in London
    7 August 2027MTD quarterly update: 6 April to 5 July 2027
    From 2027-28 a late update earns a penalty point; 4 points means a £200 penalty.    		MTD from April 2027 or earlier (over £30,000)
    14 August 2027North West: deadline to register every property
    Each property needs a valid gas safety record, EICR and EPC uploaded when you register.    		Properties in North West
    15 August 2027South West: landlord database requirement starts
    Properties in South West must be registered within three months. South West guide.    		Properties in South West
    14 September 2027North East: deadline to register every property
    Each property needs a valid gas safety record, EICR and EPC uploaded when you register.    		Properties in North East
    14 October 2027London: deadline to register every property
    Each property needs a valid gas safety record, EICR and EPC uploaded when you register.    		Properties in London
    7 November 2027MTD quarterly update: 6 April to 5 October 2027MTD from April 2027 or earlier (over £30,000)
    14 November 2027South West: deadline to register every property
    Each property needs a valid gas safety record, EICR and EPC uploaded when you register.    		Properties in South West
    31 January 2028Tax return for 2026-27 due
    If you used MTD in 2026-27 you file it from your MTD software. Its income decides the April 2028 group (over £20,000).    		Every landlord
    7 February 2028MTD quarterly update: 6 April 2027 to 5 January 2028MTD from April 2027 or earlier (over £30,000)
    6 April 2028MTD starts if your 2026-27 qualifying income was over £20,000
    Your first update, for 6 April to 5 July 2028, is due on 7 August 2028.    		MTD from April 2028 (over £20,000)
    7 May 2028MTD quarterly update: the whole 2027-28 yearMTD from April 2027 or earlier (over £30,000)

    How the two systems differ

    Landlord databaseMaking Tax Digital
    Decided byThe region each property is inYour income from property and self-employment
    Counted perProperty: one entry and one £65 fee eachPerson: joint owners each count their share
    What you doRegister once, upload gas, EICR and EPC, renew yearlyDigital records, four updates a year, a tax return from software
    First year leniencyNot announcedNo penalty points for late updates in 2026-27

    A landlord with £35,000 of rent from two flats in the East Midlands, for example, registers both by 14 May 2027 and starts MTD on 6 April 2027, with the first quarterly update due 7 August 2027. Joint owners are counted differently by the two systems: the database has one entry per property, with each joint landlord getting an identifier (which properties to register); MTD counts only your share of the rent.

    The database rules still need Parliament's approval. The Lords vote is listed for 4 November 2026 and the Commons vote is not yet scheduled (live status). The dates here follow the official guidance and will be updated if they move.

    Questions

    What are the landlord deadlines for 2026 and 2027?

    Two systems. The landlord database opens on 15 December 2026 and each region has its own deadline, from 14 March 2027 in the West Midlands to 14 November 2027 in the South West. Making Tax Digital for Income Tax already applies to landlords whose property and self-employment income was over £50,000 (quarterly updates due 7 August, 7 November, 7 February and 7 May), and starts on 6 April 2027 for those over £30,000.

    Does Making Tax Digital apply to landlords?

    Yes. Qualifying income is your gross property income plus any self-employment income, before expenses. For a jointly owned property only your share counts. Over £50,000 on your 2024-25 return: from 6 April 2026. Over £30,000 on your 2025-26 return: from 6 April 2027. Over £20,000 on your 2026-27 return: from 6 April 2028.

    Is there a penalty for a late MTD quarterly update?

    Not in 2026-27: HMRC will not give penalty points for late quarterly updates in that year, though you must send them before you can file the tax return. From 2027-28 each late update earns a point and 4 points means a £200 penalty.

    Related guides

    Sources

    Not legal or tax advice. Check gov.uk before relying on this. Last checked 1 November 2026.