The Renters’ Rights Act - What London Landlords Need to Know Ahead of 1 May 2026 - Regal Estates

The Renters’ Rights Act marks the most significant shift in landlord and tenant legislation in over 30 years. 

Coming into force from 1 May 2026, the Act aims to modernise the private rented sector, strengthen tenant protections and introduce a new framework for tenancies.

For London landlords, where demand, compliance and regulation are already more complex, early preparation is crucial. Below is a clear summary of the major changes and how Regal Estates is helping you stay ahead.

Key Changes Landlords Need to Understand

Section 21 “No-Fault” Evictions Abolished

From May 2026, landlords will no longer be able to use Section 21 to end a tenancy without giving a specific reason. All possession claims must rely on updated legal grounds (similar to Section 8), such as rent arrears, breach of tenancy or landlord intention to move in or sell.

New Periodic Tenancy Structure

Fixed-term ASTs will be phased out.. All new and existing tenancies will become rolling periodic tenancies, providing ongoing flexibility but also requiring landlords to revise tenancy documentation and tenancy management processes.

Rent Increase & Rent-Setting Reform

• Rent increases limited to once per year.
• Tenants will have enhanced rights to challenge increases through defined processes.
• Rent bidding - accepting offers above the advertised rent - will be banned.
• Stricter limits on upfront rent payments.

Stronger Tenant Protections

• Landlords cannot unreasonably refuse pets; tenants may need to cover insurance.
• Blanket bans on families with children, tenants on benefits or vulnerable applicants will be prohibited.
• Clearer rules around notice periods, communication and tenancy fairness.

Decent Homes Standard in the Private Rented Sector

A new quality benchmark will be introduced, making it essential for landlords to keep properties safe, well maintained and compliant.

National Landlord Register & Ombudsman

Landlords will need to register properties on a national database, and disputes will be handled through a new PRS Ombudsman.

What This Means for Landlords in London

London’s rental landscape makes compliance more demanding than elsewhere in the UK due to higher tenant turnover, diverse property stock and stricter enforcement. Landlords should prepare for:

• Greater scrutiny from local authorities with increased penalties for non-compliance.
• More active property management, especially with rolling tenancies leading to more frequent reviews.
• Tighter rent-setting processes, as bidding wars and above-market offers will no longer be permitted.
• Investment in property condition, especially where older London homes may not meet new standards.
• Closer tenant communication, particularly around repairs, pets, and notice requirements.

How Regal Estates Helps You Stay Ahead

Regal Estates is already preparing for these changes to ensure our landlords transition smoothly. If you are a Landlord - you need a solid and established partner that can assist you with these changes.

Check out our professional team which are on hand to assist you with your property assets.

✔ Proactive Legal & Compliance Updates

We are reviewing all tenancy templates, notices and procedures to align with the new framework well ahead of time.

✔ Portfolio-Specific Advice

Each landlord’s situation is different. We provide tailored guidance based on property type, tenancy profile and portfolio size.

✔ Enhanced Property Management Compliance

Our team will ensure ongoing checks for safety, standards and documentation so landlords remain compliant at all times.

✔ Rent Review Support

With new limits on increases, we help landlords justify rents using market comparables North West London-specific data.

✔ Tenant Liaison & Administration

From handling pet requests to managing periodic tenancy transitions, our team reduces your administrative load and ensures legally sound decisions.

Regal Estates’ forward-thinking approach ensures our landlords are always prepared- not reacting last minute to legislative changes.

✔ We have been doing this for nearly 30 years.

Our full professional Team is ready to assist you.

Main Parts of the Act Coming into Force on 1 May 2026

To summarise, the following core measures are set to take effect from May 2026:

1. Abolition of Section 21 “No-Fault” Evictions

All new possession procedures must use defined grounds.

2. Introduction of Universal Periodic Tenancies

All tenancies convert to rolling periodic tenancies.

3. Annual Rent Increase Limitation

One increase per year, with strengthened tenant rights to challenge.

4. Ban on Rent Bidding

Landlords cannot accept offers above the advertised rent.

5. Pet Requests Cannot Be Unreasonably Refused

Landlords must consider requests fairly and transparently.

6. Anti-Discrimination Measures Become Enforceable

No blanket bans on families, benefits recipients or vulnerable tenants.

7. Strengthened Enforcement & Decent Homes Standard Preparation

Local authorities begin applying powers to enforce improved property standards.

8. National Landlord Register Rollout Begins

Registration of properties and compliance with database requirements.

If you have any concerns about the Act and you are a Landlord in London - please do not hesitate to contact us on 020 8459 2530.