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

Understanding the Renters Rights Act: A New Era for Private Landlords

From 1 May 2026, the Renters Rights Act will fundamentally reshape how private landlords in England manage tenancies. This legislation abolishes Section 21 no-fault evictions, mandates rolling periodic tenancies, restricts rent increases, prohibits rental bidding above the advertised price, introduces anti-discrimination protections, limits advance rent payments to one month, and requires landlords to fairly consider pet requests.

For London landlords, where demand and tenant diversity are high, these changes represent a significant shift in operational, financial, and compliance practices.

Key Changes and Why They Matter

• Abolition of Section 21 No-Fault Evictions: Landlords cannot evict tenants without a valid legal reason. All evictions from 1 May 2026 require prescribed grounds under Section 8 or equivalent.

• Mandatory Rolling Periodic Tenancies: Fixed-term assured shorthold tenancies (ASTs) will automatically convert to rolling periodic tenancies—typically monthly or weekly—unless otherwise agreed.

• Rent Increase Restrictions: Rent can only be raised once every 12 months, with at least two months’ notice, capped at market rate, and subject to challenge via tribunal.

• Ban on Rental Bidding: Landlords and agents must not accept or encourage offers above the advertised rent, eliminating bidding wars.

• Anti-Discrimination Protections: Tenants with children or on benefits cannot be refused tenancy solely based on these grounds, though standard referencing checks remain.

• One Month’s Rent in Advance: Landlords can only request a maximum of one month’s rent upfront to secure a tenancy.

• Pet Requests: Tenants have a right to request pets, and landlords must consider these requests fairly, moving away from blanket pet bans.

• Written Agreements and Information Sheets: All tenancies, new or existing without written agreements, must have written contracts and include government-issued tenant information sheets outlining rights and responsibilities.

Practical Implications for London Landlords

For Single-Unit and Accidental Landlords:

• Transitioning to rolling tenancies may feel unfamiliar; landlords should prepare to manage shorter notice periods.
• Eviction processes will require solid legal grounds; professional legal advice is recommended to avoid unlawful evictions.
• Limiting rent increases to once yearly and capping them to market levels will require regular local market benchmarking.

For HMO and Portfolio Landlords:

• Managing multiple rolling periodic tenancies requires robust administrative systems to track notice periods and rent review dates.
• Anti-discrimination compliance is critical; staff training on fair tenant selection must be prioritised.
• Pet policy reviews are essential to prevent blanket refusals; consider updated pet clauses and insurance implications.

Financial and Compliance Considerations:

• Cease rental bidding practices immediately to avoid legal penalties.
• Adjust rent collection processes to accept no more than one month’s rent in advance.
• Update tenancy agreements to reflect all new statutory terms and ensure distribution of the government’s information sheets.

Recommended Next Steps for London Landlords

1. Audit Current Tenancy Agreements: Identify all ASTs due to convert or renew from 1 May 2026, and revise agreements to rolling periodic terms.
2. Train Your Team: Ensure all staff and agents understand the new rules, especially eviction grounds, rent increase protocols, and anti-discrimination obligations.
3. Update Operational Procedures: Implement systems to manage rolling tenancies, track rent increase timing, and handle pet requests transparently.
4. Review Rent Pricing Strategy: Benchmark London market rents using local data sources such as the Valuation Office Agency or local letting agents to set compliant rent increase caps.
5. Communicate with Tenants: Share the government-issued tenant information sheets with current and new tenants, explaining the changes and what they mean.
6. Plan for Future Phases: Monitor government announcements as the Renters Rights Act will introduce further reforms throughout 2026 and beyond.

How Rentals & Sales Can Support You

Our landlord intelligence hub offers comprehensive portfolio reviews, compliance audits, and pricing strategy consultations tailored for London landlords. We help you update tenancy agreements, train your team on new legal requirements, and prepare for smooth transitions to rolling periodic tenancies. Contact us to schedule a detailed compliance check and ensure your lettings operation is future-proof.

Compliance Disclaimer: This article provides general guidance based on the Renters Rights Act as of June 2024. It is not legal advice. Landlords should consult a qualified solicitor for advice specific to their circumstances.