The Renters’ Rights Act 2025: What London Landlords Need to Know
Section 21 has ended and tenancies are now periodic. What changed on 1 May 2026, the key dates still to come, and what it means for London landlords.
Quick answer: Since 1 May 2026, private tenancies in England are periodic with no fixed end date, Section 21 “no-fault” evictions have ended, rent can rise only once a year via a Section 13 notice, and landlords can take no more than one month’s rent in advance. A landlord database (from December 2026) and an ombudsman (expected 2028) follow.
The Renters’ Rights Act 2025 is the biggest change to private renting in England in more than 30 years. For London landlords it changes how tenancies start, how they end, and how rent is reviewed. Here is what has already changed, what is still coming, and what it means for your property strategy.
What changed on 1 May 2026?
- No more fixed terms. Assured shorthold tenancies converted to assured periodic tenancies, which roll on with no end date.
- Section 21 has gone. Landlords can no longer end a tenancy without a reason. Possession now needs a legal ground.
- Tenants can leave on two months’ notice at any time.
- Rent increases once a year, by Section 13 notice with two months’ warning. Tenants can challenge above-market increases at tribunal.
- Maximum one month’s rent in advance, and no accepting offers above the advertised rent (so-called bidding wars are banned).
- Pets: landlords must consider a tenant’s request within 28 days and can only refuse with a valid reason.
- No blanket bans on tenants with children or who receive benefits.
How do landlords get a property back now?
Instead of Section 21, landlords use statutory grounds. The ones most landlords ask about are selling the property or moving back in yourself or a family member. These generally need four months’ notice, cannot be used in the first 12 months of a tenancy, and come with a restriction on re-letting afterwards. Rent arrears remain a mandatory ground once arrears reach three months, with four weeks’ notice. Anti-social behaviour grounds allow faster action.
In practice, many landlords feel they have less control over when and how their property becomes available again, particularly if they plan to sell or refinance in the next few years.
What is still to come?
- 15 December 2026: the private rented sector database opens, starting in the West Midlands and rolling out region by region.
- 14 November 2027: all landlords must be registered on the database.
- 2028: a new landlord ombudsman is expected to be fully operational, and landlords will need to join.
- Later: a Decent Homes Standard for private rentals and higher energy-efficiency targets are planned, with 2030 and 2035 milestones.
For full detail, the House of Commons Library keeps an up-to-date timeline of the renters’ reforms.
What does this mean for London landlords?
Long letting still suits many owners: a good tenant, a stable rent and low day-to-day involvement. But the new rules shift the balance. Periodic tenancies, tighter possession routes and once-a-year rent reviews mean less flexibility, especially for landlords who may want to sell, move in or change strategy.
That is why we are seeing more London owners look at alternatives:
- Professionally managed short lets, within London’s 90-night rule, combined with longer corporate placements.
- Corporate and relocation lets for companies placing staff in London.
- Guaranteed rent agreements, where a company pays a fixed monthly amount.
Each has its own rules, costs and tax treatment, and the right answer depends on your property, your lease and your plans. Our short let vs long let comparison walks through the numbers on a real London flat.
Frequently asked questions
Can I still use a Section 21 notice?
No. From 1 May 2026 landlords in England can no longer serve Section 21 “no-fault” notices. Notices served before that date had to be followed by court proceedings by 31 July 2026.
Can I end a tenancy to sell or move back in?
Yes, using the new possession grounds. You generally need to give four months’ notice, you cannot use these grounds in the first 12 months of a tenancy, and there are restrictions on re-letting the property afterwards.
How often can I put the rent up?
Once a year, using a Section 13 notice with at least two months’ notice. Tenants can challenge increases above market rent at the First-tier Tribunal.
Does the Act apply to short lets and holiday lets?
The Act reforms assured tenancies, where someone lives in the property as their home. Genuine holiday lets and short stays are generally not assured tenancies, but the rules are detailed, so take legal advice on your specific arrangement.
When do I need to register on the landlord database?
The private rented sector database opens in the West Midlands on 15 December 2026 and rolls out to other regions after that. All landlords must be registered by 14 November 2027.
Want to compare your options? Get a free income estimate for short, corporate and long letting, or WhatsApp us to talk it through.
This guide is general information, not legal or tax advice. Rules change, so check the latest GOV.UK guidance or speak to a solicitor or accountant before making decisions about your property. Last reviewed October 2026.
