Renters’ Rights Act 2026: What Landlords Need to Know

The Renters’ Rights Act 2026 introduces the most significant changes to private renting in England in a generation. For landlords, the key issue is not politics or headlines — it’s how these changes affect possession, rent, and risk in practice.

The abolition of Section 21, the move to fully periodic tenancies, and tighter rules around rent increases mean landlords need to be more deliberate about how tenancies are set up and managed. While landlords will still be able to regain possession and manage their properties effectively, the margin for error is smaller.

This guide explains the Renters’ Rights Act from a practical landlord perspective, focusing on what to expect, what to prepare for, and where problems most commonly arise.

For landlords operating in South West London, where demand is high and local authority enforcement is active, preparation is important.

Section 21 Is Being Abolished – Can You Still Evict a Tenant?

Yes — but not in the same way.

The Renters’ Rights Act removes Section 21 “no-fault” evictions. Going forward, landlords must rely on specific legal grounds to regain possession, such as rent arrears, antisocial behaviour, selling the property, or moving back into the property themselves.

This means that evictions become evidence-based, and the process must be followed carefully.

Landlords who want a clearer understanding of how the eviction process works — now and under the new rules — can also read our detailed guide on evicting tenants in England.

What landlords should be aware of:

• Compliance paperwork matters more than ever

• Incorrect notices can delay or invalidate possession claims

• Court timelines may be longer if cases are challenged

Landlords who are organised and compliant will still be able to regain possession. Those who are not may face delays or failed claims.

Fixed-Term Tenancies Are Ending

Under the Renters’ Rights Act, all tenancies will become periodic.

This means:

• Tenancies will no longer end automatically

• Tenants can leave with two months’ notice

• Landlords must rely on lawful possession grounds to end a tenancy

For landlords, this changes how sales, refurbishments, and long-term planning are approached. It also places greater importance on having the tenancy set up correctly from the outset.

Selling or Moving Back In: New Rules and Longer Notice

Landlords will still be able to regain possession in order to:

• Sell the property

• Move back in themselves

• House a close family member

However, the notice period for these grounds is longer (typically four months) and safeguards are in place to prevent misuse.

Using the wrong ground — or using it incorrectly — can result in delays or refusal by the court. This makes understanding the eviction process essential. Our guide to evicting tenants explains the grounds, notices and timelines in more detail.

Rent Increases: What Is Still Allowed?

Landlords can still increase rent, but the rules are tighter.

Under the Act:

• Rent can only be increased once per year

• A formal notice process must be followed

• Tenants can challenge increases they believe exceed market rent

In areas like South West London, where rents vary widely even within the same postcode, it’s important to keep evidence of comparable local rents and apply increases reasonably.

Landlord Registration and the New Ombudsman

All landlords will need to register themselves and their properties on a new Private Rented Sector Database.

Failure to register may:

• Restrict your ability to regain possession

• Lead to enforcement action or financial penalties

In addition, a new Private Rented Sector Landlord Ombudsman will handle complaints about landlord conduct. The service will be free for tenants, and decisions may be binding.

Clear communication, good record-keeping, and prompt responses to issues will become even more important.

Damp, Mould and Property Standards

The Renters’ Rights Act strengthens enforcement around property conditions, including damp and mould.

Landlords are expected to:

• Act promptly on reported hazards

• Keep records of inspections and repairs

• Maintain safe, habitable homes

Local authorities are expected to take a more proactive approach to enforcement, particularly in London boroughs.

What Landlords Should Do Now to be Ready for the Renter's Rights Act 2026

Tenancy and Legal

• Review tenancy agreements

• Prepare for fully periodic tenancies

• Understand possession grounds and evidence requirements

Rent and Financials

• Limit rent increases to once per year

• Keep evidence of local market rents

• Use correct notice procedures

Compliance

• Prepare for landlord registration

• Keep safety certificates and documentation up to date

• Understand Ombudsman expectations

Property Management

• Inspect regularly for damp and hazards

• Respond promptly to tenant issues

• Keep written records of repairs and communication

If possession may become an issue, landlords should familiarise themselves with the full eviction process, including notice requirements and court timelines, as explained in our evicting tenants guide.

Local, Practical Support for Landlords

The Renters’ Rights Act introduces real change — and real risk — for landlords who are unprepared.

Aziz Property Group works with landlords across South West London, providing practical, compliant support rooted in local knowledge of the rental market, council enforcement practices, and tenant expectations.

If you’d like help reviewing your tenancy setup, understanding possession options, or managing compliance under the new rules, explore our landlord services or get in touch to discuss your situation.

More articles and resources to help support landlords in SW London can be found on the property management section of our website.