West Midlands Labour Mayor’s Renters Rights Act Clampdown: What London Landlords Need to Know Now

What’s Changing and Why It Matters to You

The West Midlands Labour Mayor has announced a significant crackdown on private landlord practices starting 1 May 2026, enforcing the new Renters Rights Act. This legislation strengthens tenant protections and raises the stakes for landlords through increased enforcement powers including fines up to £40,000 for serious or repeated breaches, rent repayment orders, and a ban on Section 21 'no fault' evictions.

Although this Act currently applies to the West Midlands, London landlords should take note: political momentum across UK cities suggests similar laws or policies could emerge here within a few years. Early preparation will help landlords avoid costly penalties and reputational damage.

Key Tenant Protections to Watch

• Rent Increase Limits: Rent can only be increased once per year. This restricts landlords’ flexibility to adjust income to market conditions quickly.
• Advance Rent Restrictions: Landlords cannot request more than one month’s rent in advance, which may impact cash flow management.
• Ban on Rental Bidding Wars: Practices that artificially inflate rents through competitive bidding among tenants are prohibited.
• Non-Discrimination Rules: It is unlawful to discriminate against tenants receiving benefits or families, a critical consideration for tenant vetting and selection.
• Pet Tenancy Considerations: Landlords must seriously consider tenant requests to keep pets, reflecting growing demand and accommodation expectations.

Enforcement and Penalties

Local councils will oversee enforcement, backed by the West Midlands Combined Authority. From late 2026, a Landlord Ombudsman and mandatory landlord/property registration will further tighten accountability.

Penalties include:

• Fines up to £40,000 for serious or repeated violations
• Rent repayment orders requiring landlords to refund tenants
• Possible bans on letting if compliance is not met

Practical Implications for Different Landlord Profiles

• Single-Unit Landlords: Should review tenancy agreements and rental terms to comply with new rent and deposit limits. Prepare for potential inspection visits.
• HMO Operators: Must ensure all rooms and communal areas meet minimum safety and decency standards to avoid heavy fines, with particular attention to fire safety and overcrowding rules.
• Portfolio Landlords: Need robust compliance systems and staff training to manage tenant rights consistently across multiple properties.
• Accidental Landlords: Should seek professional advice to understand obligations and avoid inadvertent breaches, especially around tenant selection and rent handling.

Immediate Next Steps Before May 2026

1. Review and Update Tenancy Agreements: Amend clauses relating to rent increases, deposits, pet policies, and tenant vetting to align with the Act.
2. Property Inspections and Upgrades: Conduct thorough safety and decency audits; prioritise fire alarms, electrical safety, and general repair.
3. Staff Training: If you employ agents or property managers, ensure they understand the new rules on discrimination, rent bidding bans, and tenant communications.
4. Tenant Communication: Inform current tenants about their new rights and any changes to tenancy terms well ahead of implementation.
5. Prepare for Inspections: Keep records organised and accessible to demonstrate compliance during council visits.
6. Register for Updates: Monitor announcements on the Landlord Ombudsman and mandatory registration schemes to stay ahead.
7. Legal Consultation: Engage a solicitor specialising in residential lettings to clarify any uncertainties and tailor your compliance plan.

Why London Landlords Should Act Now

While the Renters Rights Act is a West Midlands initiative, London’s political environment and tenant advocacy groups are increasingly pushing for similar reforms. Early adaptation will reduce the risk of abrupt operational disruptions and financial penalties if and when comparable laws arrive.

How Rentals & Sales Can Support You

Our specialist landlord intelligence hub offers tailored services including portfolio compliance audits, tenancy agreement reviews, and pricing strategy consultations designed to navigate evolving regulations smoothly. Contact us to benchmark your properties against emerging standards and to develop a proactive compliance roadmap.

Compliance Disclaimer: This article provides guidance based on currently available information about the Renters Rights Act enforcement in the West Midlands as of June 2024. Landlords should seek personalised legal advice to ensure full compliance with all applicable laws and regulations.