Navigating the Renters Rights Act: A High-Stakes Compliance Roadmap for London Landlords

Introduction: Why the Renters Rights Act Demands Your Attention Now

On 1 May 2026, the UK Government’s Renters Rights Act comes into force, reshaping the legal framework for assured shorthold tenancies (ASTs) — the backbone of the private rental market. With 24 comprehensive government guides released recently, landlords and letting agents must urgently understand and act on new rules that will affect tenancy agreements, rent in advance limits, rent increase procedures, and pet policies.

For London landlords, the stakes are high. Failure to comply risks legal challenges, financial penalties, and damaged tenant relationships. This article unpacks the core changes, practical impacts, and essential preparations to safeguard your portfolio and operations.

What the Renters Rights Act Changes for Landlords

Automatic Conversion of Existing ASTs
From 1 May 2026, all existing ASTs will automatically convert into the new tenancy framework. This means terms and conditions of current agreements will transition without needing new signatures. However, where existing agreements are unwritten or are protected tenancies, landlords must provide a written statement of tenancy terms compliant with the Act’s information requirements.

New Tenancy Agreement Requirements
All new tenancies starting 1 May 2026 must use written agreements incorporating specific government-mandated clauses and disclosures, including information sheets explaining tenant rights and landlord obligations.

Caps on Rent in Advance and Revised Rent Increase Procedures
The Act introduces a cap on rent payable in advance — a measure designed to improve affordability and tenant cash flow. Additionally, landlords must follow new structured processes when proposing rent increases, adding administrative steps to what was previously more straightforward.

Pets Allowed by Default
The Act shifts the default position to allow tenants to keep pets unless the landlord has a justified reason to refuse, reversing the previous "no pets" default. Landlords will need to adjust pet policies and communicate clearly with tenants.

Validity of Existing Section 21 Notices
Any Section 21 notices served before 1 May 2026 remain valid until their expiry or until the tenant vacates, providing some transitional certainty.

Phase Two Reforms Later in 2026
The Act’s second phase will introduce a mandatory Landlord Ombudsman and a new private rental sector database, increasing transparency and regulatory oversight.

Practical Implications by Landlord Profile

Single-Unit Landlords
Simplifying your tenancy agreements in preparation for the conversion on 1 May 2026 is vital. Ensure you have written tenancy agreements and give tenants the required government info sheets. Review your rent collection procedures to accommodate the rent in advance caps and educate yourself on new rent increase notices.

HMO Landlords
HMOs often involve complex tenant arrangements; applying the new tenancy framework uniformly across multiple tenants requires careful record-keeping and communication. Additionally, incorporating pet policies compliant with the Act may require operational adjustments and potentially licence amendments.

Portfolio Landlords / Agents
The scale of change demands systematic audits across multiple properties. Prepare to update all tenancy templates, train staff on the new rent increase and pet policies, and implement workflows to issue the mandatory tenant information sheets. Monitor the rollout of phase two reforms closely to integrate the Landlord Ombudsman and rental database into your compliance routines.

Accidental Landlords
Given the complexities and increased compliance burden, accidental landlords should seek professional advice promptly. Simplifying tenancy agreements and obtaining legal guidance on the new rules will mitigate risk and avoid inadvertent breaches.

Concrete Next Steps to Mitigate Risks and Ensure Compliance

1. Deep Dive into the 24 Government Guides: Allocate time immediately to review the official materials. Prioritise sections on tenancy agreement requirements, rent in advance caps, and rent increase protocols.

2. Audit Existing Tenancies: Identify which agreements lack written documentation and prepare compliant tenancy statements to deliver to those tenants.

3. Update Tenancy Agreement Templates: For all new lets starting 1 May 2026, ensure agreements meet the new mandatory content and format.

4. Train Your Property Teams: Landlords and agents must understand new procedural requirements, especially around rent collection and pet policies, to avoid operational slip-ups.

5. Communicate Proactively With Tenants: Provide government-produced information sheets promptly and explain how the changes affect them, reducing confusion and conflict.

6. Monitor Section 21 Notices: Maintain a clear record of any notices served before 1 May 2026 to manage expiry and tenant moves effectively.

7. Prepare for Phase Two: Stay alert for further government updates about the Landlord Ombudsman and rental database, and plan integration into your compliance infrastructure.

How Rentals & Sales Supports You

At Rentals & Sales, we understand the complexity and scale of these changes. Our landlord intelligence hub offers:

• Portfolio Compliance Audits: Identify gaps in tenancy documentation and compliance.
• Tailored Tenancy Agreement Updates: Templates aligned with the latest legislation.
• Staff Training Sessions: Focused on process changes around rent management and tenant communications.
• Pricing Strategy Reviews: To adapt rent increase proposals within new procedural frameworks.

Act now to future-proof your rental operations and mitigate potential risks before the May 2026 deadline.

This article provides a summary of upcoming legal changes but should not replace professional legal advice. Landlords should consult qualified specialists to ensure full compliance with the Renters Rights Act.