The Renters’ Rights Act 2025 has already changed private renting in England: since 1 May 2026, section 21 “no-fault” evictions have been abolished, fixed-term assured shorthold tenancies have become periodic tenancies, and rent increases are limited to once a year. Further measures, including a national landlord register that London landlords must join by 14 October 2027, a mandatory ombudsman and a Decent Homes Standard for private rentals, are still to come.
For London, where the Office for National Statistics put the average private rent at £2,332 a month in August 2026, up 3.5 per cent on a year earlier, the changes affect a very large number of households and landlords. This guide sets out what is already in force and what is still pending.
What has been in force since 1 May 2026
The government’s implementation roadmap, published by the Ministry of Housing, Communities and Local Government in November 2025, placed the core tenancy reforms in a first phase starting on 1 May 2026. These now apply to most private tenancies in England:
- No more section 21: landlords can only regain possession using a valid ground under section 8, with the correct forms and notice.
- Periodic tenancies: existing assured shorthold tenancies converted automatically, and new tenancies cannot have an end date. Tenants can leave with two months’ notice.
- Rent increases: once a year only, not in the first 12 months of a new tenancy, using Form 4A with at least two months’ notice. Tenants can challenge above-market increases at the First-tier Tribunal.
- No bidding wars: landlords and agents must advertise a specific rent and cannot seek or accept offers above it.
- Rent in advance: nothing can be taken before the agreement is signed, and no more than one month’s rent afterwards.
- Pets: landlords must consider a request and give a reason if they refuse.
- Discrimination: refusing tenants because they have children or receive benefits is banned.
Landlords were also required to give existing tenants the government’s Information Sheet by 31 May 2026.
Possession: the new rules for landlords
According to the government’s overview for tenants, a landlord who wants to sell or move in must usually give four months’ notice and cannot use those grounds in the first 12 months of a tenancy. Grounds covering anti-social behaviour and serious persistent rent arrears have been strengthened. Court cases begun before 1 May 2026 can, in some circumstances, still be completed under the old rules.
Stronger enforcement
Local councils gained new investigatory powers from 27 December 2025, including the ability to inspect properties and demand documents. From 1 May 2026, the maximum civil penalty for certain housing offences rose from £30,000 to £40,000, and rent repayment orders were extended. London’s boroughs, many of which already run property licensing schemes, are responsible for enforcement locally.
What comes next: the landlord register
The Private Rented Sector Database, branded as the Register Your Rental Property service, opens on 15 December 2026 and rolls out region by region. The government’s campaign site confirms that London comes last: the requirement to register starts on 15 July 2027, with a deadline of 14 October 2027.
The fee is £65 per property per year. Landlords will need a GOV.UK One Login, property details and safety documents including gas safety records, electrical reports and Energy Performance Certificates. Councils can take enforcement action against those who fail to register once their regional window closes.
The PRS Landlord Ombudsman
The roadmap envisages mandatory landlord membership of a new PRS Landlord Ombudsman in 2028, once the service is ready, with landlords given advance notice. Fees have not yet been set.
Decent Homes Standard and Awaab’s Law
The government’s January 2026 consultation response confirmed that a reformed Decent Homes Standard will apply to private rented homes from 2035. The extension of Awaab’s Law, which sets deadlines for fixing serious hazards, to private landlords is planned, but its timescales remain subject to consultation.
What it means for London landlords and tenants
For tenants, the main change is security: there is no longer a fixed end date or a no-fault route to eviction, and rent rises are capped at one a year. For landlords, the priority is compliance: using the correct possession and rent-increase forms, advertising at a fixed price, and preparing documents ahead of London’s July 2027 registration window. Because the rules are detailed and penalties are significant, landlords and tenants facing a dispute, a possession claim or a rent challenge should take professional legal advice or contact their local council or an advice service.
Frequently asked questions
Can a London landlord still use a section 21 notice?
No. Section 21 was abolished for private tenancies in England from 1 May 2026. Landlords must rely on a valid ground for possession under section 8.
When must London landlords join the landlord database?
The registration requirement for London starts on 15 July 2027, and landlords must register by 14 October 2027. The annual fee is £65 per property.
Does the Decent Homes Standard already apply to private rentals?
Not yet. The government has confirmed it will apply to the private rented sector from 2035, although landlords are encouraged not to leave improvement work until the deadline.