The Renters' Rights Act: what London landlords need to know

What changed on 1 May 2026

The Renters' Rights Act came into force and did away with Section 21 'no fault' evictions entirely. All the existing assured shorthold tenancy converted automatically to an assured periodic tenancy. There are no more fixed terms.

Getting possession now

You must use Section 8 and prove a specific ground, serious arrears, anti-social behaviour, or that you intend to sell or move in, among others. Each ground has its own notice period and evidence requirements, and possession is decided by a court. You generally cannot seek possession during the first twelve months of a tenancy.

Rent increases

Once per twelve months, with two months' written notice on the correct statutory form. A tenant who believes the proposed rent exceeds market value can challenge it at the First-tier Tribunal. Rental bidding, inviting offers above the advertised rent, is prohibited.

Pets

Tenants have a right to request a pet. You must reply in writing within 28 days and cannot refuse unreasonably. You may not charge pet rent or a pet fee; doing so risks a penalty of up to £7,000.

What to do now

Check your paperwork is in order, your certificates are current, and that you have a reliable record of communications with tenants. If you self-manage, this is a good moment to consider whether that is still the right call.

This article is general information, not legal advice. Rules change, please take professional advice on your own circumstances.