The Renters’ Rights Act received Royal Assent on 27 October 2025 and is set to reshape the private rented sector across England. For London landlords, especially those with properties in South London, the changes are significant.
From the abolition of Section 21 “no-fault” evictions to new rules on rent increases, pets, and tenancy structures, there is a lot to unpack. And with Phase 1 coming into force on 1 May 2026, the time to prepare is now.
This guide breaks down exactly how the Renters’ Rights Act affects landlords. No jargon. No scaremongering. Just a clear, practical overview of what is changing, what is staying the same, and what you should do next.
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What Is the Renters’ Rights Act?
The Renters’ Rights Act 2025 is the biggest overhaul of England’s private renting laws since the Housing Act 1988. It replaces the previous Renters’ Reform Bill, which was introduced in May 2023 under the former Conservative government but never fully passed due to the general election.
When Labour came into power, they introduced a refreshed version of the bill in September 2024. After passing through both the House of Commons and the House of Lords, the bill received Royal Assent on 27 October 2025 and officially became law.
The core aim of the Act is straightforward. It seeks to give tenants greater security and protection, improve the quality of rental housing, and create a fairer framework for both landlords and renters.
From the Renters’ Reform Bill to Royal Assent
If you have been following the news over the past two years, you may have heard the terms “Renters’ Reform Bill” and “Renters’ Rights Bill” used interchangeably. They are related but not identical.
The original Renters’ Reform Bill was shelved when parliament dissolved ahead of the 2024 general election. Labour then introduced the Renters’ Rights Bill, which kept many of the same ideas but tweaked others. Some proposals were dropped entirely, while a handful of new measures were added.
The final Act is the product of that process. It is now law, and its provisions will roll out in stages over the coming years.
The Three-Phase Implementation Roadmap
The government has confirmed a phased approach to implementation:
| Phase | What It Covers | Expected Timeline |
|---|---|---|
| Phase 1 | End of Section 21, periodic tenancies, rent increase reforms, ban on rental bidding, pet rights, discrimination protections | 1 May 2026 |
| Phase 2 | Landlord property database, Private Rented Sector Ombudsman, social housing alignment | Late 2026 onwards |
| Phase 3 | Decent Homes Standard, Awaab’s Law (damp and mould timelines), minimum energy efficiency requirements | Mid-2030s (estimated 2035-2037) |
Phase 1 is the one that will have the most immediate impact on London landlords. If you own rental property in areas like Clapham, Brixton, Tooting, Streatham, or anywhere across South London, you need to be ready for these changes before they take effect.
Section 21 Is Being Abolished: What Replaces It?
This is the headline change. Section 21, commonly known as the “no-fault eviction,” is being scrapped.
Under the current system, landlords can regain possession of their property by serving a Section 21 notice without needing to give a reason. This has been a standard tool for landlords for decades.
Under the Renters’ Rights Act, Section 21 will no longer be available after 30 April 2026. From 1 May 2026, landlords will need to use Section 8 instead, which requires you to state a specific legal ground for seeking possession.
Understanding Section 8 Grounds for Possession
Section 8 is not new. It already exists under the Housing Act 1988 and has been used by landlords alongside Section 21 for years. What is changing is that it will become the only route to regain your property.
The good news? The Act has updated and expanded the Section 8 grounds to account for legitimate landlord needs. If you have a valid reason for wanting possession, the legal framework still supports you.
Mandatory vs Discretionary Grounds: A Quick Breakdown
Section 8 grounds are split into two categories:
Mandatory grounds mean the court must grant possession if the ground is proven. These include:
- Ground 1 – You or a close family member wants to move in (4 months’ notice, not within the first 12 months)
- Ground 1A – You intend to sell the property (4 months’ notice, not within the first 12 months)
- Ground 6 – Major works or redevelopment where the property cannot be occupied
- Ground 7A – Serious anti-social behaviour
- Ground 8 – The tenant has at least 3 months’ rent arrears at the point of serving notice and at the hearing
Discretionary grounds mean the court will consider the circumstances before deciding. These include:
- Ground 10 – Some rent arrears (not within the first 12 months)
- Ground 11 – Persistent late payment of rent
- Ground 12 – Breach of tenancy agreement (other than rent)
- Ground 13 – Deterioration or neglect of the property
- Ground 14 – Nuisance or illegal use of the property
- Ground 15 – Damage to furniture or items provided with the tenancy
For most straightforward scenarios, such as selling a property or dealing with rent arrears, the process is relatively simple. You provide the evidence, serve the correct notice, and follow the legal procedure.
Why Good Record-Keeping Now Matters More Than Ever
Where things become more involved is with grounds like anti-social behaviour, neglect, or tenancy breaches. These rely on evidence.
That means detailed inventory reports, logged complaints, regular property inspections, and clear written communication with your tenant all become essential. If you ever need to seek possession under a discretionary ground, having a solid paper trail will make or break your case.
This is one area where working with a professional property management service makes a real difference. A good managing agent will already be maintaining the records and documentation you need to stay protected.
Fixed-Term Tenancies Are Going: What Periodic Tenancies Mean for Landlords
Under the Renters’ Rights Act, fixed-term assured shorthold tenancies (ASTs) will be abolished. All new tenancies created after 1 May 2026 will be periodic from the start. Existing fixed-term tenancies will also convert to periodic tenancies on that date.
A periodic tenancy has no set end date. It simply rolls on from month to month until either the tenant gives notice or the landlord seeks possession through Section 8.
For many landlords, this is one of the most unsettling changes. Fixed terms provided a sense of certainty. You knew your tenant was committed for 6 or 12 months, and you could plan your finances around that.
But in practice, periodic tenancies may not change things as much as you think.
How Tenants Can End a Tenancy Under the New Rules
Under the new system, tenants will be able to end their tenancy by giving two months’ written notice at any time. There is no minimum term they must stay for.
That sounds concerning on paper. But think about the reality of renting in London.
Moving is expensive. Agency fees, deposits, removals, setting up utilities. It all adds up. Most tenants do not leave unless they have a compelling reason. The cost and disruption of moving, particularly in a competitive London rental market, naturally encourages longer tenancies.
Will Tenants Actually Leave More Often?
The short answer is: probably not.
Industry data consistently shows that average tenancy lengths are well above 12 months, with many tenants staying for three years or more. London tenants in particular tend to stay put once they find a property that works for them.
The shift to periodic tenancies also comes with a practical upside for landlords. There is less paperwork. You will no longer need to draft, issue, and sign new fixed-term contracts every year. And you can still carry out annual rent reviews using the Section 13 process (more on that below).
How we’ve adapted: At OS Residential Properties, we’ve restructured our fees to a simple monthly payment model. This means you only pay for the time your property is tenanted, with no long-term tie-ins. As the sector moves to periodic tenancies, we believe your agency fees should be just as flexible, making costs predictable and easier to manage month to month.
If a tenant does leave unexpectedly, the priority is having a letting agent who can re-let quickly. At OS Residential Properties, our landlord services are designed to minimise void periods and get a quality tenant into your property as fast as possible.
New Rent Increase Rules: How Section 13 Works
The Renters’ Rights Act introduces tighter rules on how and when landlords can raise rent. If you currently include rent increases in your tenancy agreement, that will no longer be possible. All rent increases must now follow the formal Section 13 process.
One Increase Per Year and the Two-Month Notice Requirement
Under the new rules, landlords can only raise rent once every 12 months. You must serve a Section 13 notice giving the tenant at least two months’ written notice before the new rent takes effect.
However, you can serve the Section 13 notice up to four months in advance, as long as the new rent does not kick in until the tenant has been in the property for at least 12 months.
In practice, this aligns with what most responsible landlords and managing agents already do. Annual rent reviews are standard practice, and the process itself is not dramatically different from the current approach.
What Happens If a Tenant Challenges Your Rent Increase?
Under the Act, tenants will have the right to challenge a rent increase by referring it to the First-tier Tribunal (Property Chamber).
The tribunal will assess whether the proposed rent is in line with the open market rate for a similar property in the area. They will consider comparable rental values, the condition of the property, and local market trends.
Importantly, the tribunal will not be able to set the rent higher than the amount the landlord originally proposed. So there is no risk of ending up worse off by having a tenant challenge a fair increase.
Key point: The tribunal process is designed to catch excessive or unreasonable rent hikes. If your increase is justified by market evidence, the risk of a successful challenge is low.
Why Market Evidence and Annual Reviews Are Your Best Defence
The best way to protect yourself against a tribunal challenge is simple: ensure your rent increase is backed by evidence.
That means benchmarking against current market rents for comparable properties in your area, factoring in the condition and specification of your property, and keeping records of any improvements you have made.
A professional lettings agent in South London can handle this entire process for you, from market analysis to serving the Section 13 notice correctly and on time.
The End of Rental Bidding and Upfront Rent Restrictions
Two additional changes under Phase 1 will affect how landlords market and let their properties.
What the Ban on Bidding Wars Means in Practice
The Act will make it unlawful for landlords or agents to invite or accept offers above the published asking rent. In other words, rental bidding wars are over.
For landlords who have benefited from competitive bidding in high-demand areas, this may feel like a limitation. But the reality is that accurate pricing from the outset is a far more sustainable strategy.
Properties priced correctly attract quality tenants quickly. Overpriced properties sit empty, costing you money in void periods. And tenants who have been pushed into overpaying are more likely to fall behind on rent or leave at the first opportunity.
The key is working with an agent who knows the local market inside out. If you are letting property in Southwest London, our team at OS Residential Properties can help you set the right asking rent from day one.
Limits on Rent in Advance: What London Landlords Should Know
The Act is also expected to restrict the amount of rent that landlords can require upfront. While the exact details are still being finalised, the direction of travel is clear: demanding several months’ rent in advance to secure a tenancy will no longer be permitted.
This is particularly relevant for London landlords who work with overseas tenants, students, or corporate relocators, as upfront rent has traditionally been used to offset the risk of limited UK credit history.
The workaround? Stronger referencing, UK-based guarantors where appropriate, and rent protection insurance. These alternatives provide a safety net without relying on large upfront payments.
Pets in Rental Properties: What the Act Actually Says
Under the Renters’ Rights Act, tenants will have a stronger right to request permission to keep a pet. But this is not a blanket right. Landlords are not being forced to accept every pet request.
What the Act does is prevent landlords from issuing a flat “no pets” policy. If a tenant requests permission to keep a pet, the landlord must consider the request fairly and respond within a reasonable timeframe. If you refuse, you must provide a valid reason.
Reasonable Grounds to Refuse a Pet Request
There are several grounds on which a landlord can reasonably refuse a pet request, including:
- The property’s lease or freeholder explicitly prohibits pets (common in London flats)
- Safety or suitability concerns (e.g. a large dog in a small studio, or poor soundproofing)
- Insurance or licensing restrictions
- Shared accommodation where a pet would negatively impact other residents
- Allergies or health vulnerabilities of nearby residents
- The animal is unsuitable (exotic species or restricted breeds)
Each request should be assessed on a case-by-case basis. A blanket refusal without reason will not hold up.
Why Saying Yes Can Work in Your Favour
It is worth considering that allowing pets can actually benefit you as a landlord.
Pet-friendly properties tend to rent faster and retain tenants for longer. Tenants with pets know how difficult it is to find a landlord who will accept them, so they are often more committed to staying and looking after the property.
The risk of serious pet-related damage is lower than most landlords assume. Across thousands of managed tenancies, significant damage from pets is rare.
If your property is professionally managed, your agent will handle pet requests on your behalf, including all the paperwork and compliance.
The Landlord Database and Private Rented Sector Ombudsman (Phase 2)
Phase 2 of the Renters’ Rights Act is expected to roll out from late 2026. It introduces two major new mechanisms: a government landlord database and a new Private Rented Sector Ombudsman.
What You Will Need to Register
All private landlords will be required to register their properties on a new government-run database. This portal will demonstrate that the property meets compliance standards and that the landlord is operating within the law.
Critically, registration on the database will be linked to your ability to use certain Section 8 possession grounds. If you are not registered, you may be unable to regain your property even if you have valid grounds.
The government has confirmed the database is coming but has not yet published the full details of what information will be required. Landlords should be prepared to act quickly once the registration portal goes live.
How the New Ombudsman Will Handle Disputes
A new Private Rented Sector Ombudsman will provide tenants with a formal route to raise complaints about their landlord or letting agent. This is designed to sit alongside the existing court system, offering a faster and less costly way to resolve disputes.
All private landlords will need to be registered with the Ombudsman, and non-compliance will carry financial penalties.
For landlords who already operate professionally and treat their tenants fairly, this should not be a cause for concern. The Ombudsman is there to catch bad practice, not to penalise responsible landlords.
The Decent Homes Standard and Awaab’s Law (Phase 3)
Phase 3 is further out, with implementation estimated between 2035 and 2037. But it is worth understanding what is coming, as the government has made clear it expects landlords to start preparing early.
What This Means for Property Condition and Maintenance
The Decent Homes Standard, which currently applies to social housing, will be extended to the private rented sector. This means all rental properties will need to meet a minimum standard of safety, habitability, and repair.
In addition, Awaab’s Law will require landlords to respond to and resolve health-related hazards, particularly damp and mould, within strict timeframes. The key requirements landlords should be aware of include:
- Emergency hazards (such as severe damp or dangerous structural issues) must be investigated within 24 hours
- Non-emergency but health-related hazards must be addressed and repaired within defined timeframes set by secondary legislation
- Properties must meet minimum standards for heating, insulation, ventilation, and general repair
- Landlords may be required to meet minimum energy efficiency standards of EPC rating C or equivalent by 2030
- Local councils will have stronger enforcement powers, including the ability to inspect properties and impose civil penalties
For London landlords, the message is clear. Investing in your property’s condition now is not just good practice. It will be a legal requirement.
If you are a buy-to-let investor or manage an HMO in South London, proactive maintenance and regular property inspections should already be part of your strategy. If they are not, now is the time to start.
How South London Landlords Can Prepare Right Now
The Renters’ Rights Act does not need to be a source of anxiety. Most of the changes reward landlords who already operate professionally. But there are some practical steps you should take before 1 May 2026.
Here is a quick overview of the key actions and when to tackle them:
| Action | Priority | Deadline |
|---|---|---|
| Serve any planned Section 21 notices | Urgent | Before 30 April 2026 |
| Review and update tenancy agreements | High | Before 1 May 2026 |
| Set up or review rent protection insurance | High | Before 1 May 2026 |
| Ensure all compliance certificates are current (gas, EICR, EPC) | High | Ongoing |
| Strengthen tenant referencing processes | Medium | Before next tenancy |
| Consider switching to professional property management | Medium | As soon as possible |
| Register on the government landlord database | Required | When Phase 2 launches (late 2026) |
| Begin planning for Decent Homes Standard compliance | Low (for now) | Phase 3 (mid-2030s) |
Review Your Current Tenancy Agreements
All existing fixed-term ASTs will convert to periodic tenancies on the commencement date. Make sure you understand what this means for your current arrangements, including notice periods, rent review dates, and any break clauses.
If you are planning to serve a Section 21 notice, you must do so before 30 April 2026. After that date, Section 21 will no longer be available.
Invest in Professional Property Management
The Renters’ Rights Act places greater emphasis on documentation, compliance, and proper process. From Section 8 evidence requirements to Section 13 rent reviews and pet request handling, there is more administration involved in being a landlord.
Professional property management takes this off your plate. A good managing agent will handle tenant communication, compliance certificates, maintenance scheduling, inventory reports, and all the paperwork that keeps you protected.
If you have been managing your property yourself, it is worth considering whether the new legislative landscape makes professional management a smarter choice. Our article on how private landlords in London save thousands explores this in more detail.
Strengthen Tenant Referencing and Rent Protection
With Section 21 gone and the bar for possession slightly higher under Section 8, the quality of your tenant matters more than ever.
Thorough referencing, including employment checks, credit history, previous landlord references, and right-to-rent verification, is your first line of defence. Pair this with rent protection insurance to cover yourself against arrears and legal costs.
If you want to explore ways to guarantee your rental income, take a look at our guide on 5 methods for a London landlord to get guaranteed rent.
Keep Your Property Compliant and Well-Maintained
Even though the Decent Homes Standard is years away from formal enforcement, the direction of travel is clear. Landlords who maintain their properties to a high standard will be in a far stronger position under the new regime.
Make sure your gas safety certificates, electrical installation condition reports (EICRs), energy performance certificates (EPCs), and smoke and carbon monoxide alarms are all up to date. Schedule regular property inspections to catch issues early.
Not sure how the Renters’ Rights Act impacts your property?
Every landlord’s situation is different. Whether you own a single buy-to-let or a growing portfolio across South London, we can walk you through what the changes mean for you specifically and what steps to take next.
Talk to us today – no obligation, just honest advice tailored to your property
How OS Residential Properties Can Help You Stay Ahead
At OS Residential Properties, we specialise in helping London landlords navigate exactly these kinds of changes. Based in Southwest London, we offer a full range of landlord services designed to protect your investment and maximise your returns.
Whether you need help with lettings, property management, tenant referencing, guaranteed rent, or simply want expert advice on how the Renters’ Rights Act impacts your portfolio, we are here to help.
We also work with property investors across London, supporting buy-to-let, BRRR, and HMO strategies that account for the latest legislative changes.
The landlords who thrive under new legislation are the ones who prepare early and work with the right people. Get in touch with us today to discuss your property and how we can support you through the changes ahead.
Frequently Asked Questions
When does the Renters’ Rights Act come into force?
Phase 1, which includes the abolition of Section 21, the introduction of periodic tenancies, and new rent increase rules, comes into force on 1 May 2026. Phase 2 (landlord database and Ombudsman) follows from late 2026, and Phase 3 (Decent Homes Standard) is expected in the mid-2030s.
Can I still evict a tenant under the new rules?
Yes. The Act does not remove your right to regain your property. It replaces Section 21 with Section 8, which requires you to state a specific legal ground for seeking possession. Valid grounds include selling the property, moving family in, rent arrears, anti-social behaviour, and breach of tenancy.
Is there a cap on how much I can increase rent?
No. There is no official cap on rent increases under the Act. However, increases must be fair, realistic, and in line with market values. Tenants can challenge excessive increases through the First-tier Tribunal, which will assess whether the proposed rent reflects the local market.
Do I have to allow pets in my rental property?
Not necessarily. You must consider pet requests fairly and cannot apply a blanket “no pets” policy. However, you can refuse a request if you have a valid reason, such as lease restrictions, safety concerns, or insurance limitations.
What happens to my existing fixed-term tenancy?
All existing assured shorthold tenancies will automatically convert to periodic tenancies on 1 May 2026. The tenancy will continue on the same terms, but without a fixed end date. Tenants will be able to give two months’ notice to leave at any time.
Will I need to register on a government database?
Yes. Under Phase 2, all private landlords will be required to register their properties on a new government landlord portal. Registration will be linked to your ability to use certain Section 8 possession grounds. Details on the registration process are expected later in 2026.
Can I still require rent in advance?
The Act is expected to restrict the amount of rent that can be requested upfront. While exact limits are still being finalised, landlords should prepare for a future where large advance payments are no longer permitted. Stronger referencing and rent protection insurance offer effective alternatives.
How can I prepare for the Renters’ Rights Act?
Start by reviewing your current tenancy agreements and ensuring your property is fully compliant with safety and maintenance standards. Consider investing in professional property management to handle the increased administrative requirements. We’re to help as a reputable, boutique south London letting agent.
Strengthen your tenant referencing process, and speak to your letting agent about rent protection insurance. If you need guidance, contact OS Residential Properties for a free consultation.
