Renters Rights Act: What London Landlords Must Do Before 1 May 2026

Understanding the Renters Rights Act Phase One

From 1 May 2026, the Renters Rights Act introduces significant reforms to assured shorthold tenancies (ASTs) in England. All new and existing ASTs must transition to a new periodic tenancy structure, accompanied by enhanced tenant protections including limits on rent in advance, stricter rules on rent increases, expanded pet rights, and stronger anti-discrimination measures.

Existing written tenancy agreements remain valid but must be supplemented with a government-issued information sheet outlining the reforms. Where tenancies are verbal or protected under older frameworks, landlords must provide a new written document containing the required information.

Phases two and three of the Act, due in later years, will add further compliance requirements including a new Landlord Ombudsman and Decent Homes standards, so this first phase is just the start.

Why This Matters to London Landlords

London landlords, from single-unit owners to large portfolio holders, face a high-risk compliance deadline. The capital's competitive rental market and higher rents mean that limits on rent in advance and bans on rental bidding could impact cash flow and tenant selection processes.

HMOs and accidental landlords will need to carefully review tenancy agreements and administration systems to ensure smooth transitions to periodic tenancies. Failure to comply risks enforcement actions and tribunal disputes, which can be costly and time-consuming.

Practical Implications Across Your Operations

• Tenancy Agreement Updates: Existing ASTs must be converted to periodic tenancies by 1 May 2026. Review all tenancy agreements now to identify those needing supplementation with the government information sheet or new written documentation where none exists.

• Rent in Advance and Rent Bidding: The Act limits rent in advance payments and prohibits rental bidding. Audit payment terms in current agreements and update rent collection procedures accordingly.

• Rent Increase Notices: New rules under Section 13 require specific notice protocols. Ensure your systems can generate compliant rent increase notices and track timing accurately.

• Pet Rights: Tenants will have enhanced rights to keep pets. Revise pet policies and prepare to accommodate these changes within legal limits.

• Anti-Discrimination Protections: Stronger protections mean reviewing tenant vetting processes and training to avoid discriminatory practices.

Tailoring Your Approach by Landlord Profile

• Single-Unit Landlords: Often managing agreements personally, start by reviewing your tenancy paperwork and preparing to issue the government information sheet. Consider seeking legal advice to update your standard tenancy template.

• HMO Operators: With multiple tenants and complex management, invest in software upgrades to handle rent increase notices and rent in advance caps effectively. Train your team on new pet rights and anti-discrimination rules.

• Portfolio Landlords and Agents: Implement a comprehensive compliance audit now. Coordinate with legal, finance, and operations teams to overhaul tenancy structures, update documentation en masse, and communicate changes clearly to tenants.

• Accidental Landlords: If managing property alongside other commitments, enlist professional support early to navigate these reforms and avoid costly errors.

Immediate Next Steps

1. Internal Audit: Catalogue all tenancy agreements and identify those requiring updates or new documentation.
2. Process Review: Evaluate rent collection and notice issuance workflows to ensure compliance with new limits and protocols.
3. Communication Plan: Develop clear messaging for landlords and tenants explaining upcoming changes and their rights.
4. Staff Training: Organise sessions on the new tenancy structure, pet rights, and anti-discrimination policies.
5. Legal Consultation: Engage legal advisers to interpret the reforms’ implications on possession procedures and tribunal processes.
6. Information Sheet Preparation: Source and plan distribution of the government-produced information sheet to all tenants.
7. Monitor Updates: Stay alert for secondary legislation and guidance from government and industry bodies.

How Rentals & Sales Can Support You

Our expert team offers tailored portfolio reviews, compliance audits, and tenancy documentation updates to prepare you for the Renters Rights Act. We can help streamline your rent increase and payment processes, design tenant communications, and provide staff training to ensure seamless implementation. Contact us to arrange a consultation and safeguard your investment ahead of the 1 May 2026 deadline.

Compliance Disclaimer: This article provides general information and does not constitute legal advice. Landlords should consult qualified legal professionals to address specific circumstances.