Are you wondering how the new Renters Rights Act will affect you as a landlord in Bermondsey, Wapping or Surrey Quays?
The Renters’ Rights Act 2025 introduces a series of reforms to the private rented sector that will be implemented in stages.
The reforms are significant indeed, including an end to Section 21 evictions, several new tenant protections and new processes to make the system fairer, simpler and easier for all to navigate.
Being a landlord in London can be confusing. There are over 170 Acts & Regulations to consider, so, how do you know if you are compliant?
But don’t worry – all this means is that it is more important than ever to have an experienced estate agent guide you through the process of letting your property.
This article explores the implications for landlords, and the key points introduced by the new act.
The Renters’ Rights Act 2025 is a piece of legislation, introduced by the new Labour government, which aims to reform the rental sector. It received Royal Assent on 27 October 2025 and will be rolled out in phases.
Here are the key reforms it introduces in summary:
This article will explain the main points and the impact this will have on landlords.
The Renters’ Rights Act became law after receiving Royal Assent on 27 October 2025 and the government has shared a 3-phase timeline for implementing measures.
The table below provides an overview of the planned dates for when key measures will be implemented and the measures that have already been introduced.
In December 2025, local government powers were strengthened, including being allowed to access properties to investigate concerns of breaches.
| Date | Implementation Step | Details/Effect |
|---|---|---|
| 27 Oct 2025 | Royal Assent – Act becomes law | The Renters’ Rights Act 2025 receives Royal Assent. |
| 27 Dec 2025 | Local authority enforcement powers | Councils gain stronger investigatory powers under the Act. |
| Jan – Mar 2026 | Guidance & documents published | Draft statutory instruments & government information sheet published for landlords/tenants. Government information sheet to be published (March). |
| 31 Mar 2026 | Information sheet publication deadline | Government expected to publish the official information sheet explaining new rules. |
| 30 Apr 2026 | Last day to serve Section 21 notices | Section 21 “no-fault” eviction notices must be served by this date to remain valid. |
| 1 May 2026 | Phase One – Main reforms begin | • Section 21 bans take effect – no new no-fault evictions. • All fixed-term assured shorthold tenancies convert to periodic tenancies. • Limit on rent in advance to one month, rent increase rules (once per year, Section 13 notice). • Ban on “bidding wars”, discrimination constraints, pet ownership rights, stronger rent protections. |
| 31 May 2026 | Tenant info delivery deadline | Landlords must give the government info sheet to all existing tenants. |
| 31 Jul 2026 | Possession notices transition end | Court proceedings from valid Section 21 notices served before 1 May must be issued by this date. |
| Late 2026 | Phase Two – Database & ombudsman begins | New Private Rented Sector Database for landlords and initial rollout; landlord ombudsman scheme activation. Exact dates fall in late 2026. |
| 2027 | Further rollout/digitisation | Expected roll-out of full PRS Database and end-to-end digital court processes. |
| 2028 | Mandatory ombudsman sign-up | Landlords required to sign up to the PRS Landlord Ombudsman. |
| 2031 | Five-year evaluation | First statutory review of the Renters’ Rights Act’s impact (published). |
Want to be a more informed landlord? The reforms affect several everyday processes, from deposit protection to serving notice to end a tenancy.
There is much to say about the new bill, but we cover the main points below as they currently stand.
“No fault” evictions will be abolished from 1 May 2026.
This is (arguably) the most important change introduced by the new Act. Abolishing Section 21 will mean that landlords will need to go through the courts in order to evict a tenant – for any reason – using a section 8 notice. The grounds for section 8 evictions have been expanded to support this change.
Due to the strain on the current court system, many landlords have used Section 21 as a way to avoid lengthy court battles and long delays, even if they were entitled to evict under Section 8 guidelines.
The previous government had indicated that court system reforms would be required before abolishing Section 21 evictions, but this will not be the case. The Labour government expects that the new ombudsman and a digitised court system will help resolve cases quicker.
Under the Act, fixed term tenancies will be abolished. All tenancies switch from assured shorthold fixed term tenancies to periodic tenancies from 1 May 2026. This applies to new tenancies and for any existing tenancies, landlords will need to provide tenants with a copy with the Information Sheet published by the government.
Tenants will be able to give 2-months’ notice to leave the property at any point, as all tenancies will be considered periodic.
However, there are some provisions for student landlords, who will be able to give notice to tenants to reclaim the property before the end of the academic year.
There are several major changes to home repossession from 1 May 2026. Most of these grounds modify how landlords evict tenants who are in arrears.
Equally, tenancies will be protected from landlords selling the property or moving back into it for the first 12 months of the tenancy. Here are some of the key points:
Importantly, if serious criminal behaviour or anti-social behaviour is discovered at the property, the eviction process can begin immediately. There are numerous other grounds which are listed in detail – along with timescales – on the government guide here.
The Renters’ Rights Act changes the tribunal system for rent raises, and simplifies the way landlords raise the rent. These changes apply from 1 May 2026.
Landlords will only be able to increase the rent once per year with a section 13 notice, and this must be in line with the going market rents.
If tenants go to tribunal to challenge a rent increase, there are several new rules introduced by the Act:
A new Private Rented Sector Landlord Ombudsman will be rolled out at a later phase, which all landlords must join. It will give tenants, landlords and local councils the power and tools to resolve issues together.
Finally, landlords will pay a fee to join the scheme, but the amount has not been confirmed yet.
Landlords will need to join this new database and register their properties with it, a service that goes hand in hand with the new ombudsman. However, the database is more focused on landlords providing information about themselves and their properties for local councils and tenants to access.
This will replace the Database of Rogue Landlords, containing all the necessary information to carry out enforcement action. It is expected that the database will include landlord contact details, property details and safety information such as gas and electrical certificates.
Landlords won’t be able to discriminate against DSS tenants in their advertising, and cannot exclude (for example) tenants with children either. Rather, they will only be able to ‘discriminate’ on the basis of affordability.
Mortgage and leasing agreements which prevent landlords letting to people on this basis will also be scrapped.
Landlords and letting agents will have to advertise an asking rent, without “…asking for, encouraging, or accepting any bids above this price”. Landlords and letting agents who are found to be in breach of this can be fined under the new system. Previously, rental bidding wars allowed landlords to get higher rent through this scenario but this is banned from 1 May 2026.
From 1 May 2026, the Renters’ Rights Act introduces significant restrictions on rent in advance for new tenancies. Landlords and letting agents will be prohibited from requiring or accepting any rent payment before the tenancy agreement has been signed. Once the agreement is signed, they can require a maximum of one month’s rent in advance (or 28 days for shorter rental periods) before the tenancy starts.
After the tenancy begins, any clauses requiring rent to be paid ahead of the due date — such as quarterly or annual payments — will be unenforceable. Tenants can still choose to pay ahead voluntarily, but landlords cannot demand it.
Existing tenancies entered into before 1 May 2026 are not affected by these restrictions, so any current advance rent arrangements remain valid and enforceable. Where a tenant has paid rent in advance and the tenancy ends before that period is used up, they are entitled to a pro rata refund for the remaining days. The government has stated it will engage with the sector on implementing these provisions, so further guidance may follow.
Landlords will not be allowed to ‘unreasonably deny’ tenants the ability to have pets in their rental properties.
Tenants will need to submit pet requests in writing with a description of the pet and landlords must respond within 28 days. Reasonable reasons for refusing pets include if the property is not big enough to keep the type of pet requested.
Compliance doesn’t stop there – read up on Southwark selective licensing and checking your tenant’s right to rent too.
The Decent Homes Standard (DHS) will be applied to the private rental sector, as it is for social housing at the moment. While many landlord properties will automatically meet these requirements, they will be enforced in law and by local councils.
Once again, if landlords are found to be breaching the rules, the local council can issue improvement notices, rent repayment orders, or even civil penalties of £7000 where serious breaches occur.
Another carryover from the social housing sector is the application of Awaab’s Law, which is expected to be in force in 2028. This law will force landlords to rectify serious health hazards in their properties in a strict, fast time scale to prevent harm to tenants. One key example of this is with black mould and damp.
Breaches in contract can be referred to the new ombudsman or upwards to the courts.
Local councils will have more power to prosecute and give penalties to landlords who breach the rules. As shown already, they will be allowed to charge £7000 for rules breaches, and up to £40,000 for repeat offenders or serious breaches. There will also be further grounds for them to insist upon rent repayment orders.
They will also be allowed to access information about landlords more easily, and be given powers of entry to property in certain circumstances.
The new Act gives landlords a lot to wrestle with and consider, but you don’t need to do this on your own.
At Garrett Whitelock, we can help you understand the implications of the new rules for your business, and how to keep your rental property profitable in the face of these new changes.
Contact us today if you’re looking for help letting your property in and around SE1, including Waterloo and Canada Water.
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Lee Whitelock
Director
Being a landlord in London can be confusing. How do you make sure you are compliant?