Renters Rights Act: What London Landlords Must Do Before May 2026
From 1 May 2026, the Renters Rights Act overhauls private renting rules across England, introducing new tenancy formats, rent controls, anti-discrimination measures, and pet-friendly obligations. London landlords must act now to update agreements, revise processes, and train teams to comply and maintain good tenant relations.
Understanding the Renters Rights Act and Its Impact
The Renters Rights Act, effective from 1 May 2026, marks the most significant overhaul of tenancy law in England in decades. For London landlords—whether managing a single flat or extensive portfolios—it introduces fundamental changes affecting tenancy agreements, eviction rights, rent setting, and tenant treatment.
Key reforms include the abolition of “no-fault” evictions under Section 21. Landlords can no longer regain possession without valid grounds, shifting the balance of power toward tenants and requiring landlords to justify repossession rigorously.
The Act mandates converting all assured shorthold tenancies (ASTs) to rolling periodic agreements, removing fixed-term contracts as the default. Landlords must also provide tenants with government-produced information sheets outlining their rights and responsibilities.
Practical Implications for Landlords
Tenancy Agreement Changes
All existing ASTs must convert to rolling periodic tenancies by May 2026. This requires amending agreements or issuing new ones that comply with the new format. Failure to do so could invalidate tenancy terms or cause disputes.
Action: Begin reviewing your tenancy agreements now. Ensure agreements include required government information sheets and comply with the rolling periodic format. Landlords with multiple properties should consider bulk updating to streamline compliance.
Rent Controls and Payment Terms
The Act bans rental bidding above advertised prices, a practice used in competitive London markets. Rent increases are capped at once per year with two months' written notice, and tenants can challenge excessive rises above market rates.
Landlords can request no more than one month’s rent in advance, limiting upfront tenant financial burdens.
Action: Adjust rent-setting and collection policies accordingly. Cease accepting offers above advertised rents immediately. Prepare clear annual rent increase notices backed by market data to justify rises and reduce disputes.
Anti-Discrimination and Pet Policies
The Act prohibits refusing tenants based on having children or receiving benefits, strengthening protections for families and vulnerable groups. Blanket pet bans are banned, requiring landlords to consider pet requests fairly.
Action: Update referencing and tenant screening policies to ensure compliance. Train your team to assess pet applications reasonably, possibly requesting pet references or insurance but not imposing outright refusals.
Evictions and Dispute Handling
With no more Section 21 evictions, landlords must rely on valid grounds (e.g., rent arrears or breaches) to regain possession. This raises the stakes for maintaining good tenant relationships and thorough documentation.
Action: Review eviction procedures and train staff on new legal thresholds and requirements. Document tenancy breaches carefully to support possession claims.
Tailoring Preparation by Landlord Profile
- Single-unit landlords: Focus on updating tenancy agreements and understanding rent increase and eviction rules. Improve tenant communications.
- HMO landlords: Ensure all agreements convert correctly and anti-discrimination policies are robust.
- Portfolio landlords: Coordinate a full audit of agreements, rent collection, and staff training. Bulk update documentation and prepare standardised notices.
- Accidental landlords: Seek professional advice to navigate changes efficiently, especially tenancy format conversions and compliance.
Next Steps for Landlords Before May 2026
- Audit current tenancy agreements: Identify those needing conversion.
- Update agreements: Incorporate government information sheets and comply with new rules.
- Revise rent policies: Stop rental bidding and limit rent in advance to one month.
- Implement anti-discrimination training: Ensure fair referencing and tenant acceptance.
- Prepare eviction procedures: Train on valid grounds only and document breaches meticulously.
- Communicate changes: Inform tenants clearly about new terms and rights to foster trust.
How Rentals & Sales Can Support You
Our expert team offers tailored portfolio reviews, compliance audits, and up-to-date tenancy agreement drafting to help you transition smoothly to the Renters Rights Act regime. We provide landlord staff training and tenant communication support to ensure confident compliance.
Contact us today to schedule your compliance review and secure your investment’s future.
Compliance disclaimer: This article provides a practical overview and does not constitute legal advice. Landlords should consult qualified legal professionals for specific cases.