Last updated: June 11, 2026
Quick Answer: The Renters' Rights Act 2025, which came into force on 1 May 2026, abolished Section 21 no-fault evictions and converted all assured shorthold tenancies (ASTs) to periodic tenancies. For London landlords planning building works near or on a party wall, this creates a significant practical problem: you can no longer simply serve notice to vacate before starting works. Any party wall project must now be planned around an occupied tenancy, with full compliance under the Party Wall etc. Act 1996 and careful attention to tenant disruption rights.
Key Takeaways
- The Renters' Rights Act 2025 came into force 1 May 2026, ending Section 21 no-fault evictions across England.
- All existing ASTs automatically converted to periodic tenancies on 1 May 2026; landlords cannot use tenancy endings to clear properties before building works.
- Party wall notices under the Party Wall etc. Act 1996 remain legally separate from tenancy law, but the two now interact directly for landlords carrying out works.
- Landlords as building owners must still serve valid party wall notices and obtain a party wall award before notifiable works begin.
- Tenants cannot veto party wall works, but landlords must manage access, disruption, and rent reduction obligations carefully under the new periodic tenancy framework.
- The draft Commonhold and Leasehold Reform Bill (published 27 January 2026) adds further complexity for flat owners and leaseholders issuing party wall notices.
- Penalties for non-compliance with the Party Wall etc. Act 1996 include injunctions, damages, and forced reinstatement of works.
- London's densely built Victorian and Edwardian stock means party wall issues are especially common in boroughs such as Hackney, Islington, Lambeth, and Southwark.
Table of Contents
- What Exactly Changes for London Landlords Under the 2026 Renters Rights Act
- How Party Wall Agreements Differ Under the New Legal Landscape
- Can Landlords Still Do Renovations Without Tenant Approval?
- What Happens If a Tenant Refuses Party Wall Access?
- Renters Rights Act 2026 Party Wall Implications: Costs and Compliance
- Which London Neighbourhoods Will Be Most Impacted?
- The Commonhold and Leasehold Reform Bill 2026: What Flat Owners Must Know
- Exemptions for Historic or Listed Buildings
- Do These Rules Apply to Commercial and Residential Rentals?
- What Documentation Do You Need to Prove Compliance?
- Who Enforces Party Wall Regulations in London?
- How These New Rights Protect Tenants from Unreasonable Disruption
- FAQ
What Exactly Changes for London Landlords Under the 2026 Renters Rights Act
The Renters' Rights Act 2025 fundamentally changes how landlords manage tenancies in England, with the most significant shift taking effect on 1 May 2026. Section 21 no-fault evictions are abolished entirely. Every existing AST converted automatically to a periodic tenancy on that date, and no new fixed-term ASTs can be created.
For landlords planning structural or party wall works, this matters enormously. Previously, a landlord could serve a Section 21 notice, wait for the tenant to leave, and then carry out works on an empty property. That option is gone. Key changes include:
- No fixed-term tenancies: Landlords cannot use a lease-end date to time building works around an empty property.
- Rent increase rules: Under the Act, landlords can only increase rent once per year via a formal Section 13 notice, with two months' written notice. Attempting to use a rent increase to force a tenant out before works would likely be challenged as a retaliatory measure.
- Grounds for possession: Landlords can still recover possession, but only on specified grounds (e.g., Ground 6 for substantial redevelopment, or Ground 1 for owner-occupation). Ground 6 requires that the works cannot reasonably be carried out with the tenant in occupation and that the landlord has planning permission where required. This is a high bar.
- Notice periods: Most possession grounds now require four months' notice, up from the previous two months under Section 21.
The practical result: London landlords carrying out party wall works in 2026 must plan around occupied properties as the default.
How Party Wall Agreements Differ Under the New Legal Landscape
Party wall agreements themselves have not changed. The Party Wall etc. Act 1996 still governs all notifiable works affecting a party wall, party fence wall, or party structure. What has changed is the context in which those agreements operate.
Under the old regime, a landlord could time party wall notices to coincide with a Section 21 eviction, ensuring works happened in an empty flat or house. That timing strategy is no longer available. Now, when a London landlord serves a party wall notice on an adjoining owner, the works will almost certainly proceed with tenants in occupation on both sides of the wall.
This creates several practical differences:
- Schedule of condition surveys become more important because tenants may report damage claims more readily during a periodic tenancy.
- Party wall awards need to address working hours, noise, dust, and access with greater specificity when occupied properties are involved.
- The building owner's surveyor should factor in the adjoining owner's tenant situation, not just the property structure, when drafting the award.
For a clear overview of what notices are required and how to respond, see this guide on party wall act notices and how to respond.
Can Landlords Still Do Renovations Without Tenant Approval?
Yes, but with important caveats. Tenants do not have a right of veto over party wall works or general building works. The Party Wall etc. Act 1996 gives the building owner a statutory right to carry out notifiable works once the correct procedure is followed, regardless of whether adjoining occupiers object.
However, "without tenant approval" does not mean "without tenant consideration." Landlords must:
- Serve proper party wall notices (typically two months before works for party structure notices, one month for line of junction notices).
- Obtain a party wall award if the adjoining owner dissents or fails to respond within 14 days.
- Comply with any conditions in the award relating to working hours and access.
- Not breach the implied covenant of quiet enjoyment in the tenancy agreement, which persists under the new periodic tenancy framework.
A landlord who causes excessive disruption without following proper procedure risks a damages claim from their own tenant under the covenant of quiet enjoyment, separate from any party wall dispute.
What Happens If a Tenant Refuses Party Wall Access?
A tenant cannot legally block party wall works that have been properly authorised under a party wall award. The right of access under Section 8 of the Party Wall etc. Act 1996 runs with the property, not the tenancy.
That said, the practical steps matter:
- Give the tenant at least 14 days' written notice before requiring access (Section 8 requirement).
- Ensure the party wall award specifies access rights clearly.
- If a tenant physically refuses entry, the building owner can apply to a magistrates' court for a warrant of entry under Section 8(5) of the Act.
- Document all access attempts carefully.
Under the new periodic tenancy framework, forcing access without proper notice could expose the landlord to a harassment or illegal eviction complaint, so following the statutory steps precisely is essential.
Renters Rights Act 2026 Party Wall Implications: Costs and Compliance
The Renters Rights Act 2026 party wall implications for landlords in London include indirect cost increases, primarily because works must now be managed around occupied tenancies. Direct party wall costs have not changed by statute, but the overall compliance burden has risen.
Typical party wall costs in London (as of 2026, based on market rates):
| Item | Estimated Cost Range |
|---|---|
| Building owner's surveyor fee | £700 – £1,500 per notice |
| Adjoining owner's surveyor fee (paid by building owner) | £700 – £1,500 |
| Agreed surveyor (both parties) | £1,000 – £2,000 |
| Schedule of condition survey | £300 – £600 |
| Party wall award drafting | Included in surveyor fee typically |
Additional costs arising from the new tenancy framework may include:
- Rent reductions if works make part of the property unusable (negotiated, not statutory, but practically expected).
- Temporary rehousing if Ground 6 possession is pursued (rare, but the landlord must pay reasonable removal costs under the Act).
- Legal advice on whether planned works meet the Ground 6 threshold.
For a detailed breakdown, see the guide on party wall costs and the process and tips on how to keep party wall costs down.
Which London Neighbourhoods Will Be Most Impacted?
London's Victorian and Edwardian terraced and semi-detached housing stock means party wall issues are a daily reality across much of inner London. The boroughs most likely to see increased complexity from the Renters Rights Act 2026 party wall implications for landlords are those with high concentrations of rented terraced properties and active renovation markets.
High-impact areas include:
- East London (Hackney, Tower Hamlets, Newham): Dense terraced stock, high rental rates, active development. See party wall surveyor East London.
- South London (Lambeth, Southwark, Lewisham): Large Victorian terraces, high tenant-to-owner ratios. See party wall surveyor South London.
- North London (Islington, Camden, Haringey): Expensive stock with frequent loft conversions and rear extensions. See party wall surveyor North London.
- West London (Hammersmith, Ealing, Brent): Mixed tenure, active buy-to-let market. See party wall surveyor West London.
Central London flat conversions in areas such as Westminster and Kensington are also affected, particularly given the Commonhold and Leasehold Reform Bill implications discussed below.
The Commonhold and Leasehold Reform Bill 2026: What Flat Owners Must Know
The draft Commonhold and Leasehold Reform Bill, published on 27 January 2026, proposes significant changes to leasehold ownership in England and Wales. For flat owners and leaseholders in London, this intersects with party wall law in several ways.
Key proposals relevant to party wall works:
- Commonhold conversion: The Bill aims to make commonhold the default tenure for new flats and to facilitate conversion of existing leasehold blocks. In a commonhold structure, the unit holder owns the freehold of their flat. This changes who has standing to serve or receive party wall notices, since the "owner" for Party Wall Act purposes shifts from the freeholder/head lessee to the commonhold unit owner.
- Lease extension and enfranchisement changes: Proposed changes to ground rent and lease extension rights may affect the financial calculations landlords make when deciding whether to carry out works now or wait.
- Managing agent accountability: The Bill proposes stronger oversight of managing agents, which affects how party wall matters in blocks of flats are administered.
Leaseholders planning works in 2026 should check whether their lease permits the intended works and whether freeholder consent is required alongside the party wall process. Understanding the Party Wall etc. Act 1996 in the context of leasehold title is essential before serving any notice.
Exemptions for Historic or Listed Buildings
There are no blanket exemptions from the Party Wall etc. Act 1996 for listed or historic buildings. However, listed building consent from the local planning authority is required in addition to party wall compliance for any works affecting a listed structure.
For landlords in conservation areas or with listed properties:
- Party wall notices must still be served in the normal way.
- The party wall award should note listed building status and any additional constraints.
- Works must not proceed until both party wall and listed building consent are in place.
- The Renters' Rights Act 2026 changes do not alter these heritage requirements.
The interaction between listed building consent timelines and the new longer possession notice periods (four months under most grounds) means project timelines for listed properties could extend considerably.
Do These Rules Apply to Commercial and Residential Rentals?
The Renters' Rights Act 2025 applies only to residential tenancies in England. Commercial leases are not affected by the abolition of Section 21 or the periodic tenancy conversion. However, the Party Wall etc. Act 1996 applies to both residential and commercial properties where notifiable works are carried out.
For mixed-use London properties (e.g., a shop with a flat above):
- The commercial element remains governed by the Landlord and Tenant Act 1954 and the terms of the commercial lease.
- The residential element is now subject to the new periodic tenancy rules.
- Party wall obligations apply to the building as a whole, regardless of use.
Landlords with mixed-use properties should treat each element separately when assessing possession and access rights, but apply party wall compliance uniformly across the whole structure.
What Documentation Do You Need to Prove Compliance?
London landlords carrying out party wall works in 2026 should maintain a clear compliance file. This matters both for party wall purposes and to defend against any tenant claims of disruption or harassment under the new tenancy framework.
Essential documents:
- Copies of all party wall notices served, with proof of service (recorded delivery receipts or process server confirmation).
- Acknowledgement or dissent responses from adjoining owners.
- The executed party wall award, signed by all appointed surveyors.
- A schedule of condition report with photographs, completed before works begin.
- Any Section 13 rent increase notices served on tenants, to demonstrate compliance with the new annual increase rules.
- Correspondence with tenants regarding works, access dates, and any agreed temporary rent adjustments.
- Planning permission and (where applicable) listed building consent.
Keeping this file organised protects landlords if a tenant makes a disrepair claim, if an adjoining owner disputes the works, or if a possession claim is later challenged on the basis that works were used to pressure a tenant to leave.
Who Enforces the New Party Wall Regulations in London?
The Party Wall etc. Act 1996 is not enforced by a public body. Disputes are resolved through the surveyor appointment process set out in the Act, and ultimately through the county court if a party wall award is challenged.
In practice, enforcement works as follows:
- If a building owner carries out notifiable works without serving notice, the adjoining owner can apply to the county court for an injunction to stop the works.
- Damages can be awarded for loss or damage caused by non-compliant works.
- The court can order reinstatement of works carried out without a valid award.
The Renters' Rights Act 2026 does not create a new enforcement body for party wall matters. However, local authorities in London can act where works cause a statutory nuisance, and the Health and Safety Executive has jurisdiction over construction site safety. Tenants who believe works are being used to harass them into leaving can complain to their local council's private sector housing team, which now has stronger powers under the new Act.
How These New Rights Protect Tenants from Unreasonable Disruption
The Renters' Rights Act 2025 strengthens tenant security in ways that directly affect how landlords must manage building works. Tenants in periodic tenancies have greater practical security, which means they are more likely to assert their rights if works cause serious disruption.
Protections relevant to party wall works include:
- Implied covenant of quiet enjoyment: This common law right remains in force. Landlords who allow works to cause unreasonable interference with a tenant's use of the property can face damages claims.
- Retaliatory eviction protections: The Act strengthens protections against retaliatory eviction. A landlord who serves a possession notice shortly after a tenant complains about disruption from works may face a court challenge.
- Rent repayment orders: Where a landlord is found to have committed a relevant housing offence in connection with works (e.g., using works to harass a tenant), a rent repayment order of up to 12 months' rent can be made.
The message for London landlords is clear: party wall works must be planned transparently, with tenants kept informed at every stage.
Conclusion
The Renters Rights Act 2026 party wall implications for landlords in London are real, practical, and immediate. Since 1 May 2026, the ability to time building works around a vacant property by using Section 21 has gone. Every London landlord planning loft conversions, rear extensions, basement works, or any other notifiable party wall project must now factor in an occupied tenancy as the baseline condition.
Actionable next steps for London landlords:
- Audit your planned works now. Identify which projects require party wall notices and whether they can proceed with a tenant in occupation.
- Appoint a qualified party wall surveyor early. Engage a surveyor before serving notices so the award can address occupied-property conditions properly.
- Review your tenancy agreements. Ensure your periodic tenancy terms do not inadvertently restrict access for lawful building works.
- Communicate with tenants in writing. Give advance notice of planned works, proposed timescales, and any access requirements.
- Consider a schedule of condition survey before works begin to protect against spurious damage claims.
- Seek legal advice on Ground 6 if you genuinely believe works cannot proceed with a tenant in occupation. The threshold is high and the process takes time.
- Monitor the Commonhold and Leasehold Reform Bill if you own leasehold flats, as the tenure changes will affect who serves and receives party wall notices in blocks.
For location-specific guidance, the party wall surveyor Central London team can advise on the specific challenges of dense urban development in the capital.
FAQ
Q: Does the Renters' Rights Act 2025 change the Party Wall etc. Act 1996 in any way?
No. The Party Wall etc. Act 1996 is unchanged. The Renters' Rights Act 2025 affects tenancy law only. The two statutes now interact practically, but neither amends the other.
Q: Can a landlord use Ground 6 (redevelopment) to evict a tenant before party wall works?
Only if the works genuinely cannot be carried out with the tenant in occupation and the landlord holds planning permission where required. Ground 6 is a high bar and requires four months' notice. It is not a substitute for Section 21.
Q: Who pays the adjoining owner's surveyor fees?
Under the Party Wall etc. Act 1996, the building owner (the landlord carrying out works) normally pays the reasonable fees of the adjoining owner's surveyor. This has not changed.
Q: Does a tenant have the right to appoint their own surveyor in a party wall dispute?
No. The Party Wall etc. Act 1996 gives rights to property owners, not tenants. The adjoining owner (who may be a landlord with their own tenants) appoints the surveyor. Tenants are not parties to the party wall process.
Q: What is a schedule of condition and why does it matter more now?
A schedule of condition is a photographic and written record of the adjoining property's condition before works begin. With tenants in occupation on both sides, damage claims are more likely. A schedule of condition provides an objective baseline.
Q: How does the draft Commonhold and Leasehold Reform Bill affect who serves a party wall notice in a block of flats?
If the Bill passes and a block converts to commonhold, the individual unit owner (not the freeholder) becomes the relevant owner for party wall purposes. Leaseholders should monitor the Bill's progress and take advice before carrying out works in blocks that may convert.
