Renters Rights Act 2026 Guide for Landlords in Central London 

The Renters’ Rights Act has become law in England, and will affect every landlord in Central London. New legislation covers every facet, from pets in rental properties to the introduction of a new ombudsman. Now that the Act has become law, the new regulations will come into force in phases – and landlords must keep pace.   

Whether you’ve rented out an apartment in Marylebone or Soho, or perhaps a house in St John’s Wood for years, or you’re planning to invest in a rental property in Primrose Hill or Mayfair over the coming months, there’s raft of new regulations to catch up on in short order.  

To help you familiarise yourself with the Renters Rights Act UK, we’ve created a guide for landlords. Read on for updates on the Renters Rights Act 2025.  

What is the Renters Rights Act UK?    

For several years, landlords have been following the progress of the old Renters’ Reform Bill. In parliament on 11 September 2024, Angela Rayner announced the Labour government’s replacement, the Renters’ Rights Bill. Described as a “[delivering] our manifesto commitment to transform the experience of private renting including by ending Section 21 ‘no fault evictions’” among other measures affecting tenants and landlords, the bill received Royal Assent on 27 October 2025. 

Is it similar to the old Renters Reform Bill?    

Yes, the Renters Rights Act 2025 is similar to the Renters Reform Bill in its intention to make the private rental market fairer for tenants. However, there are some key differences, such as the introduction of Awaab’s Law and restrictions to prevent bidding wars.  

When will Renters’ Rights Act come into force in 2026?   

The Labour Renters’ Rights Act received Royal Assent on 27th October 2025, and new enforcement powers have already been handed to councils. A wave of measures from the Labour Renters Rights Act become law in May 2026, with additional new property laws coming into effect from autumn 2026.  

Renters’ Rights Act landlord education resources are available. In particular, the Labour government’s Renters’ Rights Act guidance issued in November 2025 offers more detail on each point. The government will publish further landlord and tenant information ahead of each new law coming into force. 

Renters’ Rights Act 2025 Timeline 

Law	Commencement Date
Royal Assent granted	27 October 2025
Strengthened powers for local authorities	27 December 2025
Assured Shorthold Tenancies (ASTs) abolished	1 May 2026
Existing ASTs become Assured Periodic Tenancies	1 May 2026
Rental listings must advertise rent under ban on ‘rental bidding wars’	1 May 2026
No-fault evictions (Section 21 notices) banned	1 May 2026
Expanded grounds for Section 8 notices	1 May 2026
New limits on rent increases	1 May 2026
Anti-discrimination rules come into effect	1 May 2026
Blanket pet bans become illegal	1 May 2026
Decent Homes Standard	Expected late 2026
Awaab’s Law	Expected late 2026
PRS Landlord Ombudsman	Expected 2028

Landlord guide to the Renters Rights Act UK    

The Renters Rights Act 2025 affects every landlord in Central London. Read on for a summary of the measures coming into effect. 

1. Section 21 no fault evictions banned   

The new Renters’ Rights Act abolishes no-fault evictions in England from May 2026. Landlords will no longer be able to issue a Section 21 eviction to remove tenants from the property. If you need or want to evict a tenant, you will have to issue a Section 8 notice and go to court. The recognised grounds for possession will also see changes.  

2. Changes to repossession rules   

While Section 21 evictions will end, landlords will be granted further possession grounds under Section 8. The notice period for landlords who want to move into the property or sell it will rise from 2 to 4 months’ notice, and notice could only be served after the first 12 months of their tenancy. The mandatory eviction threshold for rent arrears will rise from 2 months, to 3 months’ unpaid rent. However, landlords can start eviction proceedings for anti-social behaviour immediately. 

Student tenant agreements usually run for the duration of the academic year. However, changes to eviction grounds and the removal of fixed-term tenancies means that landlords renting out student lets must give notice and market the property carefully, in line with the academic year.   

You may also have to consider how to handle student requests to stay on. Meanwhile, student tenants will be able to give 2 months’ notice to the landlord.   

3. Periodic tenancies will be introduced   

All existing tenancies will become periodic tenancies, and landlords will only be able to offer periodic tenancy agreements when the set up a new contract. Tenants will be able to give landlords 2 months’ notice at any point in the tenancy, so they can stay in the property as a home, with reduced fear of eviction.  

4. The Decent Homes Standard   

The Decent Homes Standard will be introduced in the private rental sector, and action will be taken on damp and mould. They pose serious health hazards, and the new laws will set time limits for landlords to eradicate them. The addition of Awaab’s Law would tighten existing damp and mould laws further.    

After the death of a toddler caused by mould, then-Housing Secretary Michael Gove ushered in a new law to combat mould in social housing. Awaab’s Law is already in place to in social rented homes as part of the Social Housing (Regulation) Act 2023, and is set to be rolled out into the private sector to protect more tenants under the new Renters’ Rights Act 2025.   

Want to know more?  You can also read about transferring property to a limited company, discover tips on how to increase rental income and explore how to become a landlord in Central London.

5. Property ombudsman and digital database   

Under the Renters Right Act UK, landlords will have to sign up to a Private Rented Sector Landlord Ombudsman Service and a Private Rented Sector Database. Michael Gove’s Renters (Reform) Bill had also proposed a property ombudsman service, so in this respect, the new act follows a similar line of thought. If you fail to register for the PRS Database or Ombudsman, you could be handed a fine or criminal prosecution.   

The PRS landlord ombudsman service is set to:   

• Offer landlords support and guidance on handling complaints from their tenants    
• Provide impartial dispute resolution for tenants   
• Carry out an impartial investigation of a tenant’s complaints against their landlord   
• Help landlords by providing a less costly means of resolving any issues   
• Can instruct landlords to offer their tenants an apology, provide compensation or carry out remedial action   

6. Pet Ownership Permitted   

Pets in rental properties have traditionally been a sticking point for many landlords, yet under the new Renters Rights Bill, pets should be permitted. Landlords will not be able to demand that tenants get pet insurance, but can request that they do. You can also charge a higher deposit, within existing limits. The maximum deposit that you can charge is still the equivalent of 5 weeks rent up to £50k per year and 6 weeks over that amount.

7. Anti-Discrimination Measures   

Under the new Renters Rights Act 2025, it will be illegal for landlords to discriminate against certain renters. The government wants to make sure renters are given the opportunity to find a suitable home, and considered on their own merits, not judged on assumptions.  

Landlords could be prosecuted for refusing to consider potential tenants because they’re in receipt of benefits (including listings that state ‘no DSS’), or families with children.    

What if my buy-to-let mortgage restricts who I can rent to?   

The government assures that once the new legislation is in place, it will override any mortgage terms that restrict you from renting to families with children or tenants receiving benefits. That said, there’s provision for legitimate circumstances.    

What if my insurance policy restricts who I can rent to?    

Existing insurance policies which restrict landlords from renting to benefits recipients or families with children. These terms will still stand until the contract’s end or renewal. But once the bill has become law, the government will expect insurance policies to cover tenants without discrimination.    

8. Rent increases and bidding wars will be scrutinised   

On average, 17% of UK renters end up in a rental bidding war – and in London, this figure jumps to 26%, according to a recent study. To give tenants a fairer chance and alleviate some of the stress of finding a home, the Renters’ Rights Act will ban the practice.    

Landlords and their letting agents will have to publish the asking rent of the property, and cannot accept more. The rules on rent increases will also be tightened, limiting the frequency and restricting rent rises to the market rent. Keep up to date with our article on how to increase rental property value and set the right rent. 

9. Changes to rent in advance   

Landlords and letting agents will no longer be able to ask tenants for more than a month’s rent in advance. This measure is designed to remove the barrier of a large upfront cost.  

The advance rent can be asked for before the tenancy commences, however, it can only be paid by the tenant once the tenancy agreement is signed. The Tenancy Fees Act 2019 will be amended to cover the new rule. The government is also amending the Housing Act 1988 to prevent landlords from demanding rent ahead of the established due date, during the tenancy. Landlords who breach the law on rent in advance can receive a civil penalty of up to £5,000. 

What was left out of the Renters’ Rights Act or amended?   

Several mooted changes were removed before the Renters’ Rights Act became law. Tenants will not be required to take out a pet insurance policy to cover any damage (a proposed change to the Tenant Fees Act 2019). This rule was removed from the Renters’ Rights Bill in July 2025. Likewise, a House of Lords amendment to expand student possession ground 4A to cover smaller one- to two-bedroom properties was rejected.   

Several amendments were also put forward and agreed during the course of parliamentary review – for example, requiring landlords’ ombudsman fees to directly fund the service, a limit on rent in advance, and that guarantors would not be liable for outstanding rent if the tenant dies.  

Feel you understand the 2025 Renters’ Rights Bill?   

The far-reaching Rights Act UK is coming into effect, and private landlords need to take action to stay compliant. If you would like to discuss the new laws, or any other aspect of your rental property in Baker Street, Regents Park or Fitzrovia, contact Kubie Gold.