The 2026 Landlord’s Guide to the Renters’ Rights Act: Staying Compliant in Merton & SW17

Introduction

The UK rental landscape has undergone its most significant shift in decades. As of May 1st, 2026, the Renters’ Rights Act is officially in force. For landlords in South West London, particularly across Mitcham and Tooting, success now depends on moving beyond old "no-fault" habits and embracing a new era of professional, high-standard property management.

1. The End of Section 21: Navigating the Shift

The headline change is the total abolition of Section 21 "no-fault" evictions. Landlords can no longer regain possession at the end of a fixed term without a specific legal reason.

• What to do now: Ensure you are familiar with the updated Section 8 grounds, including the new grounds for moving into the property or selling it.

• The Transition: All tenancies—both new and existing—have automatically converted to Assured Periodic Tenancies. Fixed terms are now a thing of the past.

  
  

2. The May 31st Deadline: The Information Sheet

Compliance isn't just about how you end a tenancy; it’s about how you manage it today.

• Your Action Item: By May 31st, 2026, every landlord must provide their existing tenants with the official Renters' Rights Act Information Sheet 2026.

• The Risk: Failure to serve this notice (via PDF or hard copy) can result in civil penalties of up to £7,000.

  
  

3. Meeting the New Decent Homes Standard

For the first time, the private sector must meet the Decent Homes Standard. At Aziz Property Group, we are helping our clients audit their portfolios to ensure they meet the "Five Pillars" of a decent home:

• Freedom from Category 1 Hazards: No serious safety risks (damp, mould, or dangerous electrics).

• Reasonable State of Repair: Key components like roofs and windows must be functional.

• Modern Facilities: Kitchens and bathrooms must meet updated layout and safety standards.

• Thermal Comfort: Efficient, whole-home heating systems are now mandatory.

• Damp & Mould Prevention: Proactive measures are required to address moisture issues immediately.

4. Pets, Benefits, and Bidding Bans

The 2026 Act also introduces a fairer market for tenants. Landlords can no longer:

• Unreasonably refuse pets: (Though you can require pet insurance).

• Discriminate against families or those on benefits: Professional vetting must be based on affordability, not status.

• Encourage "Rental Bidding": Properties must be advertised at a set price, and accepting offers above that price is now prohibited.

Conclusion

Local Support for Merton Landlords

Navigating these changes alone can be daunting. We recommend all local landlords stay in touch with the Merton Council Private Sector Housing Team for official guidance.

If you need a professional audit of your property’s compliance or help transitioning your paperwork to the new Assured Periodic format, our team is here to help. You can get in touch with Aziz Property Group here.