Landlord guide · Updated 7 October 2026
The Renters' Rights Act, made clear.
What changed on 1 May 2026, what it means for your London rental, and the few things worth doing now. Written by Central Gate Estates in plain English.
General guidance, not legal advice.
The short version
Three changes that matter most
01
No more Section 21
No-fault evictions are abolished. You now need a valid ground to take your property back.
02
Rolling tenancies
All tenancies are periodic with no end date. Tenants give two months' notice to leave.
03
Rent once a year
One increase a year through a Section 13 notice, which tenants can challenge at tribunal.
Tenancies
Rolling, with no end date
Fixed terms and assured shorthold tenancies are gone. Every tenancy is now an assured periodic tenancy that rolls on until the tenant leaves or you end it using a valid ground.
Tenants can leave by giving two months' notice. For you, the focus shifts from managing renewals to managing the tenancy well.
Existing tenants should have received the government information sheet by 31 May 2026. If that has not happened yet, tell us and we will sort it.
Getting your property back
Section 8 is now the route
You can still regain possession, but only on a prescribed ground. The two you are most likely to meet:
- Grounds 1 and 1A
- Selling, or moving in yourself or family. Four months' notice, not available in the first 12 months, and you cannot re-market the property for 12 months afterwards.
- Ground 8
- Serious rent arrears: three months' or 13 weeks' arrears. Four weeks' notice.
Rent increases
Once a year, by the book
Rent can rise once a year using a Section 13 notice with two months' notice. Tenants can challenge it at the tribunal, so set increases at a realistic market level and keep evidence of comparable rents.
Rent review clauses and agreed annual uplifts in the tenancy agreement no longer apply on their own.
Advertising and choosing tenants
Rules on how you let
Rent in advance
You cannot ask for rent in advance before signing, and after that no more than one month. Fines of up to £5,000.
Bidding
Advertise one price and accept no offers above it. Fines of up to £7,000.
Discrimination
No blanket bans on tenants who receive benefits or have children. Fines of up to £7,000. Pet requests must be properly considered.
Penalties
The cost of getting it wrong
Councils can issue financial penalties of £7,000 to £40,000, or prosecute for the most serious breaches. Most problems come from small admin gaps, which is exactly what a good managing agent catches early.
What's coming next
Dates to keep in view
- From 15 Dec 2026
- PRS Database registration opens, rolling out region by region.
- Expected 2028
- The Private Rented Sector Landlord Ombudsman.
- Expected 2035 or 2037
- Decent Homes Standard applying to the private rented sector.
- To be consulted
- Awaab's Law details for private landlords.
A five-minute landlord checklist
Do these six things now
- 01Check every tenant has received the government information sheet.
- 02Review your tenancy agreements and remove fixed terms and rent review clauses.
- 03Make sure your compliance certificates are current: gas safety, EICR, EPC and smoke and CO alarms.
- 04Stop asking for rent in advance and remove any bidding from your listings.
- 05Plan any rent increase as a Section 13 notice, with comparable evidence.
- 06Diarise PRS Database registration from 15 December 2026.
How we help
A closer eye on the details
Central Gate Estates lets and manages property across London for landlords who want it done properly. We keep your paperwork, notices and compliance in order, so the new rules are our job, not yours.
Updated 7 October 2026. General guidance, not legal advice. Sources: Renters' Rights Act 2025 and government guidance for landlords. Read the guidance on GOV.UK.