top of page

The Renters' Rights Act: What London Landlords Need to Do Now

Last updated: June 2026

The Renters' Rights Act is now in force. The biggest reform to the private rented sector in nearly forty years took effect on 1 May 2026, and it changes how every tenancy in England works — including yours, whether you signed it last month or ten years ago.
At MBR Property Management we've spent months preparing for these changes so our landlords don't have to. Here's a plain-English summary of what's changed, what's still coming, and what you should do about it.

What changed on 1 May 2026

Fixed-term tenancies no longer exist. Every assured shorthold tenancy (AST) — including existing ones — automatically converted to a periodic (rolling) tenancy. There are no more 12-month terms, no break clauses, and no renewals. Tenants can give two months' notice at any time from day one.

Section 21 "no fault" evictions are abolished. You can no longer end a tenancy simply by serving notice. To regain possession you must rely on the statutory grounds under Section 8 — such as selling the property, moving in yourself or a close family member (both now requiring four months' notice), or tenant rent arrears and breaches. Getting the ground, the form and the notice period right is now essential: an invalid notice means starting again.

Rental bidding is banned. Properties must be advertised at a set rent, and landlords and agents cannot accept or encourage offers above the advertised figure.
 

Rent increases follow one route only. Rent can be increased once a year using the formal Section 13 notice process, and tenants have the right to challenge an increase at tribunal. Informal rent-increase clauses in tenancy agreements no longer apply.

Tenants can request a pet — and landlords cannot unreasonably refuse. Blanket "no pets" policies are no longer enforceable.

Discrimination rules. It is now unlawful to refuse tenants because they have children or receive benefits.

The deadline many landlords missed

If you had a tenancy that existed on 1 May 2026, you were legally required to give your tenants the Government's official Renters' Rights Information Sheet by 31 May 2026. The penalty for failing to do so is a civil penalty of up to £7,000.
 

If you self-manage and haven't done this — or aren't sure — talk to us. We can review your tenancies, get the right documents served, and make sure you're compliant before it becomes a problem.

What you should do now

​

  • Check your tenancy paperwork. Old AST agreements with fixed terms, break clauses and Section 21 references are out of date. New tenancies need compliant periodic agreements with the required prescribed information.

  • Confirm the Information Sheet went to your existing tenants before the 31 May deadline — and put it right quickly if it didn't.

  • Review your rent strategy. With one formal increase per year and a tribunal-challenge right, setting the right rent at the right time matters more than ever.

  • Plan possession carefully. If you think you may need your property back — to sell, move in, or because of arrears — take advice before serving anything. Notice periods are longer and the grounds are technical.

  • Get ready for the database. Gas safety, EICR, EPC and other compliance records will need to be in order to register.

How MBR Property Management helps

We're an independent, ARLA Propertymark-protected lettings and management agency covering London. Our landlords don't need to follow every twist of the new legislation — that's our job. We provide:
 

  • Fully compliant periodic tenancy agreements

  • Correctly served rent review and possession notices

  • Pet request handling in line with the Act

  • Compliance reviews for landlords switching from self-management

  • PRS database registration when it launches

  • An in-house maintenance team ready for the new property standards

Worried about compliance, or just tired of keeping up? Call us on 0203 005 3474 or contact us for a free, no-obligation chat about your property or portfolio.

This guide is a general summary, not legal advice. The Renters' Rights Act is being implemented in stages and further regulations are expected; we keep this page updated as the rules develop.

bottom of page