How the Renters Rights Act Will Reshape Tenancy Management: A Practical Checklist for London Landlords | Landlord Insights | Rentals & Sales

Understanding the Renters Rights Act: What London Landlords Need to Know

The Renters Rights Act (RRA), expected to be phased in from 2026, fundamentally changes private tenancy management across England. It abolishes fixed-term tenancies in favour of rolling periodic agreements, ends Section 21 no-fault evictions, regulates rent increases, and expands enforcement powers for local authorities from December 2025. Landlords will no longer be able to refuse tenants solely because they have pets.

For London landlords—whether managing a single flat, an HMO, or a sizeable portfolio—these changes require urgent updates to tenancy management, compliance, and operational workflows.

From Fixed-Term to Periodic Tenancies: Revising Agreements and Processes

The RRA replaces fixed-term tenancies with rolling periodic tenancies once fully enforced. Key implications include:

Update tenancy agreements to reflect periodic rather than fixed terms, consulting legal advisers or letting agents well before 2026.
Adjust rent review processes. Rent increases can occur only once per year via Section 13 Notices, and tenants can appeal. Plan reviews carefully.
Adapt management systems to handle rolling tenancies, including documentation, rent tracking, and communications.

Eviction Landscape Transformed: No More Section 21 Notices

Section 21 no-fault evictions are abolished. Evictions must now be based on specific grounds under Section 8, such as rent arrears or breaches.

Practically:

Revise eviction strategies to minimise prolonged void periods.
Document breaches thoroughly to support possession claims.
Engage legal expertise for navigating complex eviction processes.
Prepare for increased management demands, especially for HMO and portfolio landlords.

Enhanced Enforcement Powers: Prepare for Closer Scrutiny

From December 2025, local authorities gain broader enforcement powers, including penalty issuance.

London landlords should:

Conduct compliance audits now to address gaps in agreements, safety certifications, and licensing.
Keep clear records of all tenancy-related communications.
Anticipate more inspections and be ready to respond promptly.

New Pet Policies: Balancing Tenant Demand and Risk

The RRA prohibits automatic refusal of tenants with pets. Landlords must:

Update pet clauses in tenancy agreements to allow pets by default with reasonable terms.
Consider pet-related deposits or insurance where legally permissible.
Communicate policies clearly to tenants.

Immediate Steps for London Landlords

Review tenancy agreements and consult legal experts to draft compliant periodic contracts.
Plan rent reviews considering the annual limit and possible tenant appeals.
Cease using Section 21 notices and develop eviction protocols based on lawful grounds.
Conduct a full compliance audit before December 2025.
Update and communicate pet policies to tenants.
Consider using fully managed letting agents experienced in RRA compliance.
Monitor government updates and industry guidance for evolving requirements.

Tailoring the Approach to Your Landlord Profile

Single-unit landlords: Prioritise tenancy agreement updates and learn the new eviction grounds.
HMO landlords: Focus on comprehensive audits and enhanced tenant communication.
Portfolio landlords: Implement new processes portfolio-wide, leveraging professional management.
Accidental landlords: Seek professional advice or managed services to handle increased complexity.

How Rentals & Sales Can Support Your Transition

Our landlord intelligence hub offers portfolio reviews, compliance audits, and rent strategy consultations tailored to London landlords. We connect you with vetted letting agents experienced in RRA compliance to safeguard rental income and legal standing.

Disclaimer: This article provides information only and is not legal advice. Landlords should consult qualified legal professionals regarding the Renters Rights Act.