Last updated: June 25, 2026
Quick Answer: From 1 May 2026, the Renters Rights Act abolished Section 21 'no-fault' evictions across England, including every London borough. All assured shorthold tenancies automatically converted to open-ended assured periodic tenancies on that date. London landlords must now rely on specific statutory grounds under Section 8 to recover possession, and face fines of up to £40,000 for non-compliance. [1][2]
Key Takeaways
- Section 21 'no-fault' evictions were abolished on 1 May 2026 — no transitional period for existing tenancies.
- All assured shorthold tenancies converted automatically to assured periodic tenancies on that date.
- Landlords must now use Section 8 and named grounds (including new grounds 1A and 1B) to seek possession.
- Rent increases are capped at once per year and must reflect market rates; tenants can challenge at tribunal.
- Rental bidding, advance rent beyond one month, and discrimination against benefit claimants or families are all banned.
- Tenants have a right to request pets; landlords cannot refuse unreasonably.
- Fines reach up to £40,000 for serious breaches; rent repayment orders have been strengthened.
- A private rented sector database begins rolling out from late 2026; a landlord ombudsman is expected by 2028.
- London landlords carrying out structural works must still serve party wall notices under the Party Wall etc. Act 1996, regardless of tenancy status.
- Appointing a chartered party wall surveyor protects landlords and tenants during building works on rented properties.
What Is the Renters Rights Act May 2026 and How Does It Affect London Landlords?
The Renters Rights Act 2025 received Royal Assent and its core provisions came into force on 1 May 2026, fundamentally restructuring the private rented sector in England. For London landlords — who collectively manage one of the largest concentrations of private rental stock in Europe — the changes are immediate and comprehensive. [2]
The Act ends the assured shorthold tenancy as a legal category. Every tenancy that was an AST on 30 April 2026 became an assured periodic tenancy on 1 May 2026 automatically, with no action required by either party. New tenancies granted from that date must also be assured periodic tenancies from the outset. The practical effect is that tenants now have indefinite security of tenure unless a landlord can prove a valid ground for possession. [1][2]
Who this affects most in London: Portfolio landlords, build-to-rent operators, and individual buy-to-let owners in every London borough, from Barking to Hammersmith. There are no London-specific carve-outs.
When Did the Renters Rights Act 2026 Come Into Effect in London?
The core tenancy provisions took effect across all of England, including every London borough, on 1 May 2026. The Act applies uniformly — there are no regional pilot areas or phased geographic rollouts for the main tenancy changes.
Two further phases follow:
- Late 2026: A private rented sector (PRS) database begins a gradual rollout, requiring landlords to register their properties.
- By 2028: A new landlord ombudsman service is expected to be operational, giving tenants an alternative dispute route outside the courts.
London landlords should not wait for these later phases before reviewing their compliance position.
Section 21 Abolished: What Does This Mean for Evictions?
Section 21 allowed landlords to recover possession without giving any reason, provided correct procedural steps were followed. From 1 May 2026, that route no longer exists. [1]
Any Section 21 notice served before 1 May 2026 that had not yet resulted in a court order became void on that date. Landlords who attempt to serve a Section 21 notice now face enforcement action and financial penalties. [1][3]
How this differs from the old regime:
| Old regime (pre-May 2026) | New regime (from May 2026) |
|---|---|
| Section 21 'no-fault' notice available | Section 21 abolished entirely |
| ASTs with fixed-term end dates | All tenancies are open-ended periodic |
| Landlord needed no stated reason | Landlord must cite a valid statutory ground |
| Two months' notice for Section 21 | Notice periods vary by ground under Section 8 |
| Limited tenant challenge options | Tribunal challenge rights strengthened |
How Will Landlords Evict Tenants Without Section 21 After May 2026?
Landlords can still recover possession, but only by serving a Section 8 notice citing one or more valid grounds. The Act expanded and strengthened the list of grounds available. [2][3]
Key grounds for possession under the new regime:
- Ground 8: Serious rent arrears (at least two months' or eight weeks' arrears at both notice and hearing).
- Ground 1A (new): Landlord intends to sell the property. A three-month notice period applies, and the property cannot be re-let for 12 months.
- Ground 1B (new): Landlord or close family member intends to move in. Again, a three-month notice period applies.
- Ground 7A: Anti-social behaviour, domestic abuse, or criminal activity.
- Ground 14: Nuisance or annoyance to neighbours.
Common mistake: Assuming Ground 1A can be used repeatedly to cycle through tenants. The 12-month re-letting restriction is specifically designed to prevent that practice.
What Protections Do Tenants Get Under the Renters Rights Act 2026?
The Act delivers a significant package of tenant protections beyond just the abolition of Section 21. [4]
- Rent increases: Limited to once per year, and only to the open market rate. Tenants can refer any proposed increase to the First-tier Tribunal (Property Chamber) if they consider it excessive.
- Advance rent cap: Landlords cannot demand more than one month's rent in advance, removing a common barrier for lower-income tenants.
- Rental bidding ban: Landlords and agents cannot invite, encourage, or accept bids above the advertised rent.
- Pet requests: Tenants may request permission to keep a pet. Landlords must not refuse without reasonable grounds, and may require pet insurance as a condition.
- Discrimination ban: It is unlawful to refuse a tenancy, or to apply different terms, on the basis that a prospective tenant receives housing benefit or Universal Credit, or has children. [4]
- Mandatory information sheet: Landlords were required to provide existing tenants with a government-issued information sheet by 31 May 2026, or face fines of up to £7,000. [4]
Are There Any Exemptions to the Renters Rights Act 2026 for Certain Landlords?
The Act applies to virtually all private residential landlords in England. There are no blanket exemptions for portfolio size, corporate landlords, or specific London boroughs.
Some limited carve-outs exist for:
- Student accommodation: Purpose-built student accommodation operated by universities or registered providers may have specific provisions, but private landlords letting to students are fully covered.
- Holiday lets: Properties let on genuine holiday let terms (typically under 31 days) fall outside assured tenancy legislation.
- Lodgers: Where a landlord lives in the same property and shares facilities, different rules apply under the excluded occupier regime.
Choose this approach if: You operate a genuine holiday let or live-in landlord arrangement — but seek legal advice before assuming an exemption applies, as the Act's enforcement provisions are strict.
Can Landlords Still Use Section 8 Evictions After May 2026?
Yes. Section 8 is now the only route to possession for private landlords, and it remains fully available. [1][3]
The process involves serving a valid Section 8 notice citing the relevant ground(s), waiting out the required notice period (which varies by ground), and then applying to the court for a possession order if the tenant does not vacate. Courts retain discretion on some grounds but must grant possession on mandatory grounds (such as Ground 8 for serious arrears) if the criteria are met.
Practical tip for London landlords: Keep detailed, dated records of rent payments, communications, and any tenancy breaches. Without Section 21 as a backstop, documentary evidence becomes critical to any possession claim.
Will Rent Increases Be Limited in London Under the Renters Rights Act 2026?
Rent increases are not subject to a fixed percentage cap, but they are restricted in timing and mechanism. Landlords may increase rent only once in any 12-month period, and the new rent must not exceed the open market rate for a comparable property. [4]
Tenants who receive a rent increase notice can refer it to the First-tier Tribunal if they believe it is above market rate. The tribunal can reduce the proposed increase, maintain it, or — in theory — set a lower figure. Landlords cannot use a rent increase as a de facto eviction tool.
London context: Given London's high and volatile rental market, this tribunal mechanism is likely to see significant use. Landlords should document comparable market rents carefully before issuing any increase notice.
What Should London Landlords Do Now to Prepare?
London landlords who have not yet acted should treat this as urgent. The following steps are practical and time-sensitive.
- Audit your tenancy agreements. All ASTs are now periodic assured tenancies. Check that your records reflect this and that you are not inadvertently relying on fixed-term provisions that no longer apply.
- Issue the government information sheet if you have not already done so (the 31 May 2026 deadline has passed — take legal advice on late compliance and fine mitigation).
- Review your grounds for possession. Understand which Section 8 grounds apply to your properties and what evidence you would need.
- Update your rent review process. Ensure any rent increase follows the correct statutory procedure and is served using the prescribed form.
- Register for the PRS database when your area's rollout begins in late 2026.
- Seek legal advice before serving any possession notice — errors in Section 8 notices can invalidate the claim entirely.
Party Wall Act 1996 and Rented Properties: What London Landlords Must Not Overlook
The Renters Rights Act changes the tenancy landscape, but it does not alter a landlord's obligations under the Party Wall etc. Act 1996. London landlords carrying out loft conversions, basement extensions, or structural works on or near a shared wall must still serve the correct party wall notices on adjoining owners — regardless of whether those adjoining properties are owner-occupied or rented. [See our guide to party wall notices for a full breakdown of what is required.]
Why this matters more now: Under the new tenancy regime, tenants have stronger rights and greater security of tenure. Construction works that disrupt a tenant's enjoyment of their home — noise, dust, loss of access — carry greater legal and reputational risk for landlords. A tenant who feels their quiet enjoyment is being breached may now be more likely to challenge the landlord, given their improved legal standing.
Practical Implications for Landlords Undertaking Building Works
- Tenant disruption: Works on party walls or foundations can be highly disruptive. Landlords should give tenants advance notice of works, even beyond the statutory party wall process, and consider whether a rent reduction or temporary relocation is appropriate.
- Surveyor access: Party wall surveyors need access to both the building owner's and the adjoining owner's property to prepare a schedule of condition and inspect works. If the adjoining property is rented, the adjoining owner (landlord) must arrange access — tenants cannot be compelled to grant access without proper notice and reasonable arrangements.
- Dispute resolution: If a party wall dispute arises, the party wall award process provides a binding resolution mechanism. This sits entirely separately from the new tenancy dispute framework under the Renters Rights Act.
- Appointing a surveyor: London landlords undertaking notifiable works should appoint a chartered party wall surveyor early. Whether you are the building owner carrying out works (see guidance for building owners) or an adjoining owner whose tenant's home is affected (see adjoining owners' surveyor services), professional advice protects all parties.
London's dense, terraced and Victorian housing stock means that almost any structural project will engage the Party Wall etc. Act 1996. Surveyors covering South London, North London, East London and beyond are seeing increased enquiries from landlords who are investing in their stock ahead of the 2030 EPC-C requirement.
"Serving party wall notices correctly before works begin is the single most effective way to avoid costly disputes and delays — a principle that applies equally whether your neighbour is an owner-occupier or a landlord with tenants in situ."
Conclusion
The Renters Rights Act May 2026 marks the most significant shift in London's private rented sector in a generation. Section 21 abolished, assured shorthold tenancies converted, rent controls tightened, and enforcement powers sharpened — London landlords face a fundamentally different legal environment from 1 May 2026 onwards. [1][2][4]
Actionable next steps:
- Confirm all tenancy records reflect the automatic conversion to assured periodic tenancies.
- Issue any outstanding government information sheets and seek advice on late compliance.
- Build a Section 8 evidence file for each tenancy now, before any dispute arises.
- If planning structural works, serve party wall notices promptly and appoint a chartered party wall surveyor — tenant disruption under the new regime carries greater legal risk than before.
- Monitor the PRS database rollout from late 2026 and register when your area goes live.
- Note the ombudsman timeline (expected 2028) and prepare internal complaints procedures accordingly.
The landlords who adapt quickly — updating processes, taking professional advice, and treating compliance as a business priority rather than an afterthought — will be best placed to operate profitably and lawfully in London's new rental landscape.
Frequently Asked Questions
Q: Does the Renters Rights Act May 2026 apply to all London boroughs immediately?
A: Yes. The core provisions, including the abolition of Section 21 and the conversion of ASTs, applied to every London borough from 1 May 2026 with no geographic exceptions or phased rollout.
Q: Can a landlord evict a tenant for wanting to sell the property?
A: Yes, under the new Ground 1A. The landlord must serve three months' notice and cannot re-let the property for 12 months after the tenant vacates. Using this ground fraudulently risks significant penalties.
Q: What happens if a landlord tries to serve a Section 21 notice after May 2026?
A: The notice is invalid and has no legal effect. Attempting to rely on it as grounds for eviction could constitute harassment and expose the landlord to enforcement action and fines of up to £40,000. [1]
Q: Are rent increases banned under the Renters Rights Act 2026?
A: No, but they are restricted. Landlords may increase rent once per year to the open market rate. Tenants can challenge any increase at the First-tier Tribunal. There is no fixed percentage cap. [4]
Q: Do party wall notices still need to be served on rented properties?
A: Yes. The Party Wall etc. Act 1996 obligations are entirely separate from tenancy law. If a landlord carries out notifiable works affecting a shared wall or boundary, notices must be served on the adjoining owner — not the tenant — regardless of the tenancy type.
Q: When will the private rented sector database and landlord ombudsman be available?
A: The PRS database begins a gradual rollout from late 2026. The landlord ombudsman is expected to be operational by 2028. Neither is yet fully live as of June 2026.
References
[1] How Section 21 Notices Will Be Abolished – https://england.shelter.org.uk/professional_resources/news_and_updates/how_section_21_notices_will_be_abolished?utm_source=openai
[2] United Kingdom Renters Rights Act 2025 – https://www.bakermckenzie.com/en/insight/publications/2026/01/united-kingdom-renters-rights-act-2025?utm_source=openai
[3] Section 21 Abolition Explained – https://tenancy-vault.co.uk/guides/renters-rights-act/section-21-abolition-explained?utm_source=openai
[4] Renters Rights Bill Landmark Reforms To Put An End To No Fault Evictions – https://moneyweek.com/investments/buy-to-let/renters-rights-bill-landmark-reforms-to-put-an-end-to-no-fault-evictions?utm_source=openai
[5] Renters Rights Act Labour Landlords Tenants Housing – https://theweek.com/politics/renters-rights-act-labour-landlords-tenants-housing?utm_source=openai
