Renters Rights Act 2026 London Landlord Compliance One Month On

Last updated: June 27, 2026

Quick Answer: Eight weeks after the Renters' Rights Act tenancy provisions came into force on 1 May 2026, London landlords face a fundamentally reshaped legal landscape. Assured shorthold tenancies no longer exist, Section 21 evictions are abolished, and the deadline to issue the government's mandatory Information Sheet has already passed. Landlords who have not yet acted face fines of up to £7,000 and growing enforcement pressure from London boroughs.

Key Takeaways

• All assured shorthold tenancies (ASTs) automatically converted to assured periodic tenancies on 1 May 2026, with no fixed end date [3]
• Section 21 "no-fault" evictions are abolished; landlords must rely on specific Section 8 grounds to regain possession [1]
• The government's Renters' Rights Act Information Sheet had to be issued to all existing tenants by 31 May 2026; failure carries fines up to £7,000 [2]
• Rent increases are capped at once per year and must follow a formal notice procedure; rental bidding above the advertised price is banned [1]
• Tenants now have a statutory right to request a pet; landlords may only refuse on reasonable grounds [3]
• London councils have enhanced powers to issue civil penalties and pursue rent repayment orders against non-compliant landlords [4]
• Property condition benchmarks are tightening: all rentals must meet the Decent Homes Standard by 2035, with EPC Band C required by 2030 [4]
• Over a third of London councils failed to prosecute a single landlord in the three years to 2024, raising questions about enforcement capacity [5]

What Is the Renters' Rights Act 2026 and How Does It Affect London Landlords?

The Renters' Rights Act 2026 is the most significant overhaul of the private rented sector in England in a generation. For London landlords specifically, it ends the two-tier tenancy system and replaces it with a single, open-ended assured periodic tenancy model.

Every landlord letting residential property in Greater London is affected. Whether you own a single flat in Hackney or a portfolio of houses across multiple boroughs, the Act applies from 1 May 2026. The Mayor of London has separately launched a Renters' Rights Enforcement Fund to support tenants in understanding their new rights and to bolster local enforcement activity [1].

Which Landlords Have to Comply with the Renters' Rights Act 2026?

The Act applies to all private residential landlords in England, including every London borough from Barking and Dagenham to Hammersmith. There are no exemptions based on portfolio size, company structure, or property type.

Key scope points:

• Private landlords letting on assured or assured shorthold tenancies are fully covered
• Company landlords and individual buy-to-let owners are treated identically
• Licensed HMO landlords must comply alongside standard single-let obligations
• Social housing providers operate under a separate regime and are not covered by these provisions

Furnished and unfurnished properties are treated the same under the Act. Whether a flat is let fully furnished or as a bare shell, the tenancy framework, eviction rules, and information requirements apply equally. For guidance on what landlords are expected to provide in an unfurnished let, see this overview of what a landlord should provide in an unfurnished apartment.

What Are the Main Changes Landlords Need to Make Under the 2026 Act?

The core changes fall into five categories: tenancy structure, evictions, rent, pets, and documentation.

1. Tenancy conversion
All existing ASTs converted automatically to assured periodic tenancies on 1 May 2026. No paperwork was required for the conversion itself, but landlords should update their records and confirm the new periodic terms with tenants [3].

2. Abolition of Section 21
Section 21 notices are no longer valid. Landlords who wish to recover possession must serve a Section 8 notice citing one of the prescribed grounds. Common grounds include rent arrears of at least two months, breach of tenancy conditions, or the landlord wishing to sell or move into the property [1].

3. Rent-increase rules
Rent can only be increased once in any 12-month period. The landlord must serve a formal Section 13 notice and give at least two months' written notice. Tenants can challenge any increase they consider above market rate at the First-tier Tribunal [1].

4. Rental-bidding ban
Landlords and agents are prohibited from inviting or accepting offers above the advertised asking rent. Properties must be listed at a fixed price, and any premium paid above that figure is unlawful [3].

5. Pet provisions
Tenants now have a statutory right to request permission to keep a pet. Landlords must respond within 28 days and can only refuse on reasonable grounds. Landlords may require tenants to take out pet damage insurance as a condition of consent [3].

Renters' Rights Act 2026 Ban on No-Fault Evictions Explained

Section 21 evictions, commonly called "no-fault" evictions, are abolished with immediate effect from 1 May 2026. This is the single most consequential change for London landlords.

Previously, a landlord could serve a Section 21 notice to end a tenancy without giving any reason, provided the correct procedure was followed. That route is now closed entirely. Any Section 21 notice served on or after 1 May 2026 is invalid [3].

What landlords must do instead:

• Identify the correct Section 8 ground for possession
• Serve the correct notice period (which varies by ground)
• Apply to the court if the tenant does not vacate voluntarily

London landlords should note that the court possession process can take considerably longer than a Section 21 route previously did. Early legal advice is strongly recommended before serving any notice.

What Documentation Do London Landlords Need for Renters' Rights Act 2026?

The most time-sensitive documentation requirement has already passed. Landlords were required to issue the government's Renters' Rights Act Information Sheet to all existing tenants by 31 May 2026 [2]. For new tenancies, the sheet must be provided at the start of the tenancy.

Mandatory documents checklist:

Document	Deadline / Trigger	Penalty for Non-Compliance
Renters' Rights Act Information Sheet	31 May 2026 (existing tenants)	Fine up to £7,000 [2]
Gas Safety Certificate	Annually	Fine / prosecution
EPC (minimum Band E currently)	At letting	Fine up to £5,000
How to Rent Guide (updated)	At new tenancy start	Affects Section 8 validity
Deposit protection certificate	Within 30 days of receipt	Fine up to 3x deposit

Landlords who missed the 31 May 2026 deadline for the Information Sheet should issue it immediately. While the fine is discretionary, London councils are under political pressure to demonstrate active enforcement [5].

Renters' Rights Act 2026 Rent Increase Rules for London

Rent increases under the Act are limited to once per year and must follow a strict notice procedure. London landlords cannot simply write to a tenant asking for more rent; the process requires a formal Section 13 notice with a minimum two-month notice period [1].

Common mistakes to avoid:

• Serving a rent increase notice less than two months before the intended date
• Attempting a second rent increase within 12 months of the last
• Advertising a property at one price and then accepting a higher offer (this is the rental-bidding ban in practice)
• Including a rent-review clause in a tenancy agreement that bypasses the Section 13 process

Tenants who believe a proposed increase is above the open market rent for their area can refer the matter to the First-tier Tribunal (Property Chamber). The Tribunal's decision is binding, and it can set the rent at a figure lower than the current rent if it considers that appropriate.

What Happens If a London Landlord Doesn't Comply with the Renters' Rights Act 2026?

Non-compliance carries a range of financial penalties, and London councils now have broader civil enforcement powers than at any previous point [4].

Penalty framework:

• Up to £7,000 for failing to provide the Information Sheet, failing to address serious housing hazards, or breaching tenancy rules [2][4]
• Up to £30,000 for failing to meet the Decent Homes Standard once it becomes mandatory (2035 deadline) [4]
• Up to £40,000 for failing to register with the forthcoming Landlord Ombudsman and PRS database (expected late 2026) [4]
• Rent repayment orders (RROs): Tenants and councils can apply to the First-tier Tribunal for an RRO requiring a landlord to repay up to 12 months' rent where specific offences are proven

The enforcement picture in London is uneven. A London Assembly Housing Committee submission from March 2026 noted that more than a third of London councils had not prosecuted a single landlord in the three years to 2024 [5]. The Mayor's Renters' Rights Enforcement Fund is intended to address this gap, but capacity constraints remain a real issue across many boroughs.

How Do I Know If My London Rental Property Is Compliant with 2026 Rules?

Compliance covers both legal process (tenancy documents, notices, rent procedure) and physical property condition. London landlords should treat these as two separate audit tracks.

Legal process audit:

• Confirm all tenancies are now recorded as assured periodic
• Check the Information Sheet was issued to all tenants by 31 May 2026
• Review rent review clauses in existing agreements for compatibility with the new rules
• Confirm no Section 21 notices are outstanding or in preparation

Property condition audit:
The Act reinforces existing obligations under the Housing Health and Safety Rating System (HHSRS) and anticipates the forthcoming Decent Homes Standard for the private rented sector. London landlords should commission a professional condition survey now, rather than waiting for an enforcement visit.

A Level 3 full building survey provides a thorough assessment of structural condition, damp, electrical systems, and other factors that local authorities will scrutinise under enhanced HHSRS enforcement. For London properties specifically, chartered surveyors in London can assess compliance against both current HHSRS standards and the Decent Homes benchmarks that will apply from 2035.

Dilapidations are also a growing concern. With tenancies now open-ended and no fixed break points, the condition of a property at the start and end of a tenancy becomes more important than ever. Understanding dilapidation protocols and commissioning a schedule of condition at the outset of each tenancy is strongly advisable.

How Much Does It Cost to Comply with the Renters' Rights Act 2026?

Immediate compliance costs are largely administrative, but the medium-term property improvement costs are more significant.

Immediate costs (most landlords):

• Issuing the Information Sheet: negligible (government document, free to download [2])
• Updating tenancy records and agreements: solicitor or letting agent fees, typically £100–£300 per tenancy
• Condition survey if not recently completed: £400–£900 for a standard London residential property, depending on size and location

Medium-term costs:

• EPC Band C upgrades (required by 2030): costs vary widely, but insulation and heating upgrades in older London stock can run to several thousand pounds per property
• Decent Homes Standard works (required by 2035): structural repairs, damp remediation, and kitchen/bathroom upgrades can cost £5,000–£20,000+ per property in older London housing stock

For landlords considering the financial viability of their portfolio in light of these obligations, a property investment assessment can help model costs against rental yields.

Common Mistakes Landlords Make with Renters' Rights Act 2026 Compliance

Eight weeks in, several patterns of non-compliance are already emerging among London landlords.

Top compliance errors:

1. Missing the Information Sheet deadline. Many landlords were unaware the 31 May 2026 deadline applied to existing tenancies, not just new ones [2].
2. Serving Section 21 notices after 1 May 2026. These are void and cannot be relied upon in court.
3. Informal rent increases. A letter or email asking for more rent does not satisfy the Section 13 notice requirement.
4. Blanket pet refusals. Refusing a pet request without a specific, documented reason now exposes landlords to challenge.
5. Ignoring property condition. Enhanced council enforcement means that HHSRS hazards which previously went uninvestigated are now more likely to trigger civil penalties.
6. Failing to update tenancy records. Landlords who still refer to their agreements as "ASTs" in correspondence may create confusion in any future possession proceedings.

For a broader view of how legislation is reshaping the London property market, see this analysis of property market legislation changes.

Property Condition Surveys and Dilapidations: The Compliance Angle

The Renters' Rights Act 2026 London landlord compliance picture is incomplete without addressing physical property standards. The Act does not introduce new property condition requirements immediately, but it strengthens enforcement of existing ones and sets a clear trajectory toward the Decent Homes Standard by 2035.

London's housing stock is among the oldest in England. Many privately rented properties in inner London boroughs were built before 1919, and a significant proportion have unresolved damp, inadequate heating, or electrical installations that would fail a modern HHSRS inspection. With councils now incentivised to use their enhanced civil penalty powers, a reactive approach to property condition is increasingly risky.

A professional building survey, conducted now, serves two purposes. First, it identifies hazards that could trigger enforcement action. Second, it creates a documented baseline for dilapidations purposes, which matters more than ever given that tenancies are now open-ended with no fixed review point. For landlords in South East London, chartered surveyors in South East London can provide condition assessments calibrated to local housing stock characteristics.

Landlords letting in North London, where Victorian and Edwardian terraces predominate, should consider a survey that specifically addresses building pathology issues common to older stock, including rising damp, timber decay, and chimney defects.

Interactive Compliance Checklist

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FAQ

Q: Did the Renters' Rights Act automatically change my existing tenancy agreements on 1 May 2026?
Yes. All assured shorthold tenancies in England automatically converted to assured periodic tenancies on 1 May 2026 by operation of law. No action was required from landlords or tenants to trigger the conversion, but landlords should update their records to reflect the change [3].

Q: I missed the 31 May 2026 deadline to issue the Information Sheet. What should I do?
Issue the government's Renters' Rights Act Information Sheet to all affected tenants immediately. The fine of up to £7,000 is discretionary, and prompt action after a missed deadline may be taken into account. Download the sheet free from gov.uk [2].

Q: Can I still use a fixed-term tenancy for a new letting in London?
No. Fixed-term assured shorthold tenancies cannot be created after 1 May 2026. All new residential tenancies in England must be assured periodic tenancies from the outset [3].

Q: How do I increase the rent under the new rules?
You must serve a formal Section 13 notice giving at least two months' written notice of the proposed new rent. Rent can only be increased once in any 12-month period. Tenants can challenge the increase at the First-tier Tribunal if they consider it above market rate [1].

Q: What is a rent repayment order and when can it be used against me?
A rent repayment order (RRO) is a tribunal order requiring a landlord to repay up to 12 months' rent to a tenant or local authority. It can be sought where a landlord has committed specific offences, including unlawful eviction, failing to licence an HMO, or breaching an improvement notice. Enhanced enforcement powers from May 2026 make RROs easier for councils to pursue [4].

Q: Does the Renters' Rights Act apply differently to furnished versus unfurnished London properties?
No. The Act makes no distinction between furnished and unfurnished lets. Both are subject to the same tenancy framework, eviction rules, rent increase restrictions, and documentation requirements. The furnished/unfurnished distinction remains relevant only for deposit purposes and for setting the scope of a dilapidations schedule.

Conclusion

Eight weeks into the new regime, Renters' Rights Act 2026 London landlord compliance one month on is not a theoretical concern — it is an active enforcement environment. The abolition of Section 21, the conversion of all ASTs to assured periodic tenancies, the Information Sheet deadline, and the rent-increase rules are all live obligations with real financial penalties attached.

Actionable next steps for London landlords:

1. Issue the Information Sheet now if you have not already done so, and retain proof of delivery for every tenancy [2]
2. Audit your tenancy records to confirm all agreements reflect assured periodic status and remove any Section 21 template notices
3. Review rent review clauses and ensure any planned increases follow the Section 13 notice procedure
4. Commission a property condition survey to establish a compliance baseline against HHSRS standards and to document condition for dilapidations purposes — contact chartered surveyors in London for a professional assessment
5. Plan for EPC Band C by 2030 and the Decent Homes Standard by 2035, particularly if your portfolio includes pre-1919 stock
6. Take legal advice before serving any possession notice, given that Section 8 proceedings require precise compliance with notice requirements

The direction of travel is clear: higher standards, stronger enforcement, and less tolerance for procedural shortcuts. London landlords who treat compliance as an ongoing operational discipline rather than a one-off exercise will be best placed to manage the changes ahead.

References

[1] Renters Rights – https://www.london.gov.uk/renters-rights?utm_source=openai

[2] The Renters Rights Act Information Sheet 2026 – https://www.gov.uk/government/publications/the-renters-rights-act-information-sheet-2026?utm_source=openai

[3] Renters Rights Act An Overview For Landlords – https://www.gov.uk/guidance/renters-rights-act-an-overview-for-landlords?utm_source=openai

[4] Renters Rights Act Landlord Fines – https://moneyweek.com/investments/buy-to-let/renters-rights-act-landlord-fines?utm_source=openai

[5] Housing Committee – Renters' Rights Act – Call for Evidence Submissions – https://www.london.gov.uk/sites/default/files/2026-03/Housing%20Committee%20-%20Renters%27%20Rights%20Act%20-%20Call%20for%20evidence%20submissions.pdf?utm_source=openai