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The Renters’ Rights Act Explained: What West London Landlords Need to Know
The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025, and its first phase came into force on 1 May 2026. From that date, Section 21 “no-fault” evictions were abolished, all Assured Shorthold Tenancies (ASTs) converted to open-ended periodic tenancies, and new rules on rent increases, tenant protections, and landlord obligations took effect.
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The End of Section 21: What Changes for Landlords
The most significant change introduced by the Renters’ Rights Act is the abolition of Section 21, which previously allowed landlords to recover possession of a property without giving any reason, the so-called no-fault eviction’. From 1 May 2026, Section 21 no longer exists.This means that if you need to end a tenancy, you must now rely on Section 8 of the Housing Act 1988 and demonstrate one of the statutory grounds for possession.
These include serious rent arrears (now set at a minimum of three months’ worth), the landlord’s intention to sell the property (Ground 1A), the landlord or a close family member needing to move in (Ground 1), or anti-social behaviour by the tenant. However, Grounds 1 and 1A cannot be used within the first 12 months of a tenancy.
All evictions now require a court possession order. The government has committed to investment in the court system to manage the expected increase in Section 8 claims, but landlords should be realistic: possession proceedings are likely to take longer than many have experienced with Section 21, making tenant vetting and early intervention on arrears or behaviour issues more important than ever.
The End of Fixed-Term Tenancies
From 1 May 2026, all assured shorthold tenancies, both existing and new, converted to assured periodic tenancies. Fixed-term tenancy agreements no longer exist in the private rented sector. Under the new system, tenants can give two months’ written notice at any time, including from day one of the tenancy. There is no minimum term during which a tenant must stay. This represents a fundamental shift in security of tenure and requires landlords to be prepared for earlier-than-expected vacancies, particularly in the first few months of a new tenancy.
For landlords, the practical implications include the need for faster re-letting processes, more proactive tenant relationship management to encourage longer stays, and greater reliance on a professional agent with an active applicant pipeline to minimise void periods when tenants do give notice.
Existing fixed-term tenancy agreements that were running on 1 May 2026 automatically converted to periodic tenancies. Landlords did not need to issue new agreements, but must provide tenants with the government-issued Information Sheet by 31 May 2026.
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New Rent Increase Rules: Section 13 Only
Under the Renters’ Rights Act, contractual rent review clauses in tenancy agreements, including automatic annual increases and clauses tied to inflation indices, are no longer enforceable for assured periodic tenancies. All rent increases must now be implemented via Section 13 of the Housing Act 1988. Under Section 13, landlords can only increase rent once every 12 months and must give tenants a minimum of two months’ written notice using Form 4A (the prescribed form).
Tenants have the right to challenge the proposed increase at the First-tier Tribunal, which will assess whether the new rent is in line with local market rates. Rent bidding wars are also now explicitly banned. It is a criminal offence for a landlord or agent to invite, encourage or accept offers above the advertised rent. Properties must be marketed at a fixed asking price, and no bids above that price can be accepted.
What Landlords Must Do Right Now
The most time-sensitive obligation for landlords is the requirement to provide the government’s Renters’ Rights Act Information Sheet to all assured tenants. This must be done by 31 May 2026. The sheet must be provided to every named tenant in the prescribed government format. Failure to do so can result in a fine of up to £7,000.
Beyond the immediate deadline, landlords should also review their tenancy agreements to remove any clauses that are no longer enforceable, including fixed-term provisions, contractual rent review clauses and any clauses that would discriminate against tenants with children or those in receipt of benefits (both of which are now prohibited). Landlords should also ensure all compliance documentation is up to date and accessible: current Gas Safety Certificates, a valid EPC, an up-to-date EICR, proof of deposit protection and evidence of right-to-rent checks.
The Renters’ Rights Act significantly increases local council enforcement powers, councils now have a mandatory duty to enforce landlord obligations and can inspect properties, demand documents and access third-party data without a court order in certain circumstances.
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Other Key Changes Landlords Should Know Aboutt Now
Pets: Tenants now have a statutory right to request permission to keep a pet in writing. Landlords must respond within 28 days and may only refuse with a reasonable justification. Any clause in a tenancy agreement that blanket-prohibits pets is unenforceable. Landlords can require tenants to take out pet damage insurance as a condition of approval.
Discrimination: It is now illegal to refuse a tenancy because a prospective tenant has children or receives housing benefit or other benefits. Affordability checks remain permissible, but blanket ‘no DSS’ or ‘no children’ policies are a criminal offence. Rent in advance: Landlords can require up to one month’s rent before the tenancy begins. Demanding more than one month’s rent in advance, a common practice for overseas tenants or those without a UK credit history, is no longer permitted after the agreement is signed.
Phase 2, Landlord Database and Ombudsman: From late 2026, all private landlords in England will be required to register on a new PRS Database and join the Private Rented Sector Ombudsman Scheme. Registration will involve an annual fee. Failure to register will be a criminal offence with fines of up to £40,000. The Decent Homes Standard for the private rented sector is expected to follow in a later phase.
Other Key Changes Landlords Should Know Aboutt Now
Pets: Tenants now have a statutory right to request permission to keep a pet in writing. Landlords must respond within 28 days and may only refuse with a reasonable justification. Any clause in a tenancy agreement that blanket-prohibits pets is unenforceable. Landlords can require tenants to take out pet damage insurance as a condition of approval.
Discrimination: It is now illegal to refuse a tenancy because a prospective tenant has children or receives housing benefit or other benefits. Affordability checks remain permissible, but blanket ‘no DSS’ or ‘no children’ policies are a criminal offence.
Rent in advance: Landlords can require up to one month’s rent before the tenancy begins. Demanding more than one month’s rent in advance, a common practice for overseas tenants or those without a UK credit history, is no longer permitted after the agreement is signed.
Phase 2: Landlord Database and Ombudsman: From late 2026, all private landlords in England will be required to register on a new PRS Database and join the Private Rented Sector Ombudsman Scheme. Registration will involve an annual fee. Failure to register will be a criminal offence with fines of up to £40,000. The Decent Homes Standard for the private rented sector is expected to follow in a later phase.
How Professional Management Protects Landlords Under the New Rules
The Renters’ Rights Act significantly increases the compliance burden on landlords, and significantly increases the consequences of getting it wrong. This is the context in which professional property management becomes not just convenient but genuinely protective. At Homes of Heaven, our managed landlords across West London are already compliant with all Phase 1 requirements.
We have updated tenancy documentation, issued Information Sheets to all qualifying tenants, reviewed rent review processes and briefed our team on Section 8 grounds and notice requirements. As Phase 2 requirements come into force from late 2026, we will register all managed properties on the PRS Database and enrol in the Ombudsman Scheme on behalf of our landlords.
Self-managing landlords carry all of this responsibility themselves, and with fines now reaching £40,000 for the most serious breaches, the cost of a compliance mistake has never been higher.
Take The Stress Out Of The Renters Right Act With Homes of Heaven
Homes of Heaven is managing the transition for landlords across West London. We handle tenant management, provide guidance and support, and offer guaranteed rent options for landlords seeking a hassle-free solution. Get in touch today for a free, no-obligation conversation about how we can help you.
Frequently Asked Questions
Is Section 21 really abolished — can I no longer evict a tenant without a reason?
Yes. From 1 May 2026, Section 21 no longer exists. To end a tenancy, landlords must now use Section 8 and prove one of the statutory grounds for possession. Common grounds include serious rent arrears (three months or more), intent to sell (Ground 1A) or intent to move in (Ground 1), but the last two cannot be used in the first 12 months of a tenancy.
What happens to my existing tenancy agreements?
All assured shorthold tenancy agreements automatically converted to assured periodic tenancies on 1 May 2026. You do not need to issue new contracts, but you must provide each named tenant with the government’s Information Sheet by 31 May 2026.
Can I still increase rent?
Yes, but only once every 12 months and only using Form 4A under Section 13, with a minimum of two months’ notice. Any contractual rent review clauses in existing agreements are no longer enforceable. Tenants can challenge the increase at the First-tier Tribunal.
I have a tenant who has been great but I need my property back to sell it — what do I do?
You can use Ground 1A (landlord intends to sell) under Section 8. You must give four months’ notice and this ground cannot be used until the tenancy has been in place for at least 12 months. If the tenant does not vacate, you will need to apply to court for a possession order.
When do I need to register on the landlord database?
The PRS Landlord Database is expected to launch from late 2026. Registration will be mandatory for all private landlords in England and will require an annual fee. The exact timeline and fee will be confirmed by the government closer to launch. Homes of Heaven will manage registration on behalf of all landlords we manage.
Does the Renters' Rights Act apply to HMOs?
Yes. HMO landlords are subject to all the same changes, Section 21 abolition, periodic tenancies, Section 13 rent increases and the landlord database requirement. HMOs have additional licensing requirements on top of these, making professional HMO management more important than ever under the new regulatory framework.
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