Every Key Date of The Renters’ Rights Act Every Landlord Should Know Across West London
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Phase 1 Dates: What Has Already Changed
Phase 1 of the Renters’ Rights Act came into force on 1 May 2026. Here is what changed on that date and what has happened since for landlords in Hounslow, Ealing, Hayes, Acton, Wembley and Hillingdon.
Date | What happened / what is required | Action for West London landlords |
27 Dec 2025 | Enhanced council enforcement powers took effect. Hounslow Borough Council and Hillingdon Council can now inspect properties, demand documents and access third-party data without a court order. | Review your property compliance — EPC, EICR, gas safety, deposit protection, right-to-rent. |
1 May 2026 | Section 21 abolished. All ASTs converted to APTs. Fixed-term tenancies ended. New Section 8 grounds and notice periods in force. Rent bidding ban live. Pets and discrimination rules in force. | Stop using Section 21. Use Form 3A for all new possession notices. Review tenancy agreements. |
30 Apr 2026 | Last date a valid Section 21 notice could be served. | Any Section 21 served before this date and acted on before 31 Jul 2026 can still proceed. |
31 May 2026 | Deadline for providing government Information Sheet to all existing assured tenants. | If you have not done this — do it immediately. Fine of up to £7,000 for non-compliance. |
31 Jul 2026 | Last date to apply to court on the basis of a pre-1 May 2026 Section 21 or Section 8 notice. | Check any outstanding possession cases. After this date, only new Section 8 notices are valid. |
Phase 2 Dates: What Is Coming Next
Phase 2 of the Renters’ Rights Act introduces the PRS Landlord Database and the PRS Landlord Ombudsman. Both are mandatory for all private landlords in England, including those managing properties in Hounslow, Ealing, Hayes, Acton, Wembley and Hillingdon.
Expected date | What is coming | What it means for West London landlords |
Late 2026 (rolling from this date) | PRS Landlord Database regional rollout begins. Mandatory registration for all private landlords in England. | You will be required to register every property you let. An annual fee will apply. Failure to register is a criminal offence — fines up to £40,000. |
After database launch (est. 2027–28) | PRS Landlord Ombudsman established. Mandatory membership for all private landlords. | Tenants will be able to raise complaints via the Ombudsman instead of court. The Ombudsman can issue binding decisions. Annual membership fee expected. |
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Phase 3 Dates: Further Into the Future
Phase 3 of the Renters’ Rights Act is the furthest away but will ultimately have the most impact on property standards. The government’s implementation roadmap confirmed the following.
Expected date | What is coming | What it means for West London landlords |
From 2035 (subject to consultation) | Decent Homes Standard extended to the private rented sector. Sets a legally binding minimum quality threshold for all rented homes. | Properties in Hounslow, Ealing, Hayes, Acton, Wembley and Hillingdon must meet the standard. Properties failing may be subject to improvement notices and fines. |
From 2035 (subject to consultation) | Awaab’s Law extended to private rented sector. Sets enforceable timeframes for investigating and resolving serious hazards — damp, mould, structural dangers. | Landlords must investigate reported hazards within defined timeframes and complete repairs within a set period or face legal action. |
Ongoing Compliance Requirements: What West London Landlords Must Keep Doing
Beyond the headline phase dates, the Renters’ Rights Act introduces a number of ongoing compliance requirements that all landlords in Hounslow, Ealing, Hayes, Acton, Wembley and Hillingdon must follow from 1 May 2026 indefinitely.
Rent increases: You can only increase rent once every 12 months using Form 4A under Section 13, with at least two months’ notice. Any contractual rent review clause in a tenancy agreement is void from 1 May 2026.
New tenancy agreements: All new tenancy agreements must be assured periodic tenancies from the outset. Fixed-term agreements cannot be offered. All new agreements must include a written statement of key tenancy terms provided before the tenancy begins.
Rent in advance: You cannot require more than one month’s rent in advance once the tenancy agreement is signed. Deposits remain capped at five weeks’ rent (or six weeks for rents above £50,000 per year).
Pet requests: You must respond to any written pet request from a tenant within 28 days and may only refuse with a reasonable justification. Blanket no-pet clauses are unenforceable.
Anti-discrimination: You must not refuse to let to a tenant with children or in receipt of housing benefit. Councils across West London including Hounslow Borough Council, Ealing Council and Hillingdon Council can now actively investigate and fine landlords who breach this rule.
How Homes of Heaven Keeps West London Landlords on the Right Side
The Renters’ Rights Act has created a complex, multi-phase compliance timeline for landlords across Hounslow, Ealing, Hayes, Acton, Wembley and Hillingdon. Homes of Heaven tracks every date, acts on every requirement and ensures our managed landlords are never behind.
✔ All Phase 1 obligations already completed for every managed landlord — Information Sheets issued, tenancy agreements reviewed, rent review processes updated.
✔ Phase 2 preparation underway — we will register all managed properties on the PRS Database and enrol in the Ombudsman Scheme on your behalf.
✔ Ongoing rent review management using Form 4A — correct process, correct notice, benchmarked to the local market.
✔ Section 8 proceedings managed when needed — we never miss a notice period deadline.
✔ Guaranteed Rent available — the only option that protects you from arrears and voids regardless of how the legislative landscape evolves.
✔ Covering Hounslow, Ealing, Hayes, Acton, Wembley, Hillingdon and the wider West London area.
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Frequently Asked Questions
What was the most important date in the Renters' Rights Act for Hounslow and Ealing landlords?
1 May 2026 — the date Section 21 was abolished, all ASTs converted to APTs and the full suite of Phase 1 changes took effect. The second most critical date was 31 May 2026, the deadline for providing the government Information Sheet to all existing tenants.
When does the PRS Landlord Database launch?
The government began regional rollout of the PRS Landlord Database from late 2026. Registration will be mandatory for all private landlords in England, including those in Hounslow, Ealing, Hayes, Acton, Wembley and Hillingdon. An annual registration fee will apply.
When do landlords need to join the PRS Ombudsman?
The Ombudsman will be introduced after the database is established. The government’s implementation roadmap indicates that mandatory membership for landlords is expected from approximately 2028. Homes of Heaven will manage this registration for all landlords in our portfolio.
What is the Decent Homes Standard and when does it apply to private landlords?
The Decent Homes Standard sets a minimum quality threshold for rented properties. It currently applies to social housing. Under the Renters’ Rights Act it will be extended to the private rented sector — currently expected no earlier than 2035 following a consultation process.
What happens if I miss the 31 May 2026 Information Sheet deadline?
Failing to provide the government’s Renters’ Rights Act Information Sheet to your existing tenants by 31 May 2026 is a criminal offence carrying a fine of up to £7,000. If you have not yet done this, act immediately. Homes of Heaven can assist landlords who need to catch up.
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