What Central London Landlords Need to Know About the Renters’ Rights Act 2025 

Private renters, landlords and letting agents have been expecting rental reforms since 2019, when the then Prime Minister, Theresa May, announced the Government’s intention to ban Section 21 eviction notices. Now landlords and tenants in Lancaster Gate, Fitzrovia, Victoria, Paddington, Earls’ Court and across Central London can finally plan for change. We know there will be Renter’ Rights Bill concerns, so this guide will help clarify matters. 

The Renters’ Rights Bill 2025 explained 

The Renters’ Rights Bill 2025 set out to make it easier for tenants to find a comfortable home, and to ensure landlords maintain high standards. The proposals covered a wide tranche of the rental process, from bidding wars and repossession to action on damp and mould. Landlords who fail to comply will leave themselves open to fines and prosecution. 

Has The Renters’ Rights Bill been passed? 

The Renters’ Rights Bill timeline was long winded but on 27th October 2025, after clearing both the House of Commons and the House of Lords, the Renters’ Rights Bill final stage was completed and it received Royal Assent. With the King’s blessing, it is officially now the Renters’ Rights Act 2025. 

When is the Renters’ Right Act 2025 coming into effect? 

Despite passing into law, the Renters’ Rights Act 2025 didn’t come into force overnight. There will be a phased introduction of new legislation but landlords should now be preparing for the Renters’ Rights Act 2025. 

The first change is effective from 27^th December 2025, when new powers are handed to local housing authorities. The key date, however, is the 1st May 2026. This is when tenants and landlords will notice the biggest changes. Further legislation will be introduced later in 2026, with more reforms planned for 2028, 2030 and even as late as 2037. 

Implementation schedule for the Renters’ Rights Act 2025

Renters’ Right Act 2025 Timeline 

1 Enhanced Powers For Local Councils – from 27th December 2025 

Under the new Renters’ Rights Act 2025, local housing authorities (LHAs) will be given new powers to help flush out rogue landlords. Stronger investigative rights will allow LHAs to demand information under section 114 or 115 of the Act if they suspect law breaking or non compliance. Section 126 of the Renters’ Rights Act 2025 will give LHAs the right to enter a privately-run buy-to-let to investigate suspected breaches. 

LHAs will also be able to impose financial penalties up to a maximum of £40,000 for repeated non compliance and, illegal evictions, as well as start criminal prosecutions for the most serious failures. 

Want to know more? Read up on flexible tenancies and what to do if a tenant has a pet without permission.

Section 21 Will Be Abolished – from 1st May 2026 

Most of the Renters’ Rights Bill landlord uncertainty revolved around regaining possession. Despite concerns, the ban on Section 21 ‘no fault’ evictions remained the backbone of the passed Act. Landlords will be able to serve tenants a Section 21 possession notice up to and on 30th April 2026, but they will be abolished thereafter, survived by Section 8 eviction notices  

An Expanded Section 8 Notice Will Apply – from 1st May 2026 

The abolition of Section 21 notices will make way for the exclusive use of Section 8 notices. There will be new Section 8 grounds for landlords to abide by – the full list of grounds can be found here.   

Of particular note will be grounds 1, 1A and 1B, which pertain to a landlord regaining possession of their property to either move into it themselves, to move a family member in or if they wish to sell the buy-to-let. Grounds 1, 1A and 1B can’t be used during the first 12 months of a tenancy. Once a year has elapsed, landlords will have to give 4 months’ notice.  

Landlords and tenants should also note a change to ground 8 concerning rent arrears. The mandatory threshold to evict a tenant for rental arrears will rise from 2 to 3 months, and the notice period from 2 to 4 weeks.  

Rent in advance banned – from 1st May 2026 

The Renters’ Rights Bill implementation plan sought to ban upfront rent in advance payments and it was a reform that survived the final round of amendments. The practice of landlords requesting a large lump sum payment ahead of a tenancy start will be banned. Instead, landlords will only be allowed to take one months’ rent in advance. 

Rent increases limited to once yearly – from 1st May 2026 

Landlords will only be able to raise the rent once a year and rent review clauses will be banned. When landlords do want to impose rent increases, they must do so with a Section 13 notice using form 4A and give the tenant at least two months’ notice. The Act will give tenants the right to challenge unfair rents by using the first-tier tribunal service. 

Rental Discrimination Against DSS Tenants And Those With Children Banned – from 1st May 2026 

The Renters’ Rights Act 2025 will make it fairer for marginalised tenants to secure a privately rented property. As such, landlords and their letting agents will be banned from showing negative bias towards tenants with children and renters who receive benefits. In practice, this means the wording ‘no DSS’ will be banned from adverts and a landlord will not be allowed to refuse a viewing on the basis the tenant has a young family.  

All Tenancies Will Become Periodic – from 1st May 2026 

All new and existing assured shorthold tenancies on a fixed term will automatically become periodic ‘rolling’ tenancies under the Renters’ Rights Act 2025. Landlords with existing tenancies will not be required to create a new tenancy agreement but they must serve incumbent tenants with a Government-published information sheet by 31st May 2026 (expected in March 2026). There will also be a new model tenancy agreement for new tenancies in due course. 

Pet Ownership Will Be Allowed By Default – from 1st May 2026 

The Renters’ Rights Act 2025 will make it easier for existing tenants to keep domestic animals. If there is a pet request, landlords must consider and respond, in writing, within 28 days. The landlord will not be able to refuse the pet request without an appropriate reason, which could be: 

• A strict ‘no pets’ covenant imposed by a superior freeholder, such as a building owner 
• The desire to keep large animals in a small property 
• The lack of suitable outside space 
• Welfare concerns or reason to believe the tenant is not a responsible pet owner 
• A HMO with a series of individual tenancies 

Tenants who disagree with the refusal will be able to challenge the decision using the new ombudsman service. Interestingly, a landlord will still be able to refuse a prospective tenant applying for a property based on any pet they already own, and they will still be able to stipulate ‘no pets’ in any advert. 

There was a pet deposit amendment to the Renters’ Rights Bill before it became an Act. The Bill originally wanted to amend the Tenant Fees Act 2019 to allow a landlord to charge the tenant for a specific pet damage insurance policy, but this was removed. In addition, a landlord cannot force a tenant to take out a specific pet damage insurance policy. 

Want to find out more? Discover how to get good tenants and extending a lease.

There Will Be A New PRS Database & Property Ombudsman – late 2026 

The original UK Renters’ Rights Bill changes outlined a desire for fairer and quicker resolutions to tenant/landlord disputes and the Act delivered. While no specific date has been given, published documents suggest a new digital database and a new private rented sector ombudsman service will be introduced in 2026. 

The ombudsman will provide dispute resolution and hold landlords to a certain standard. At present it is unclear if a brand-new ombudsman will be created, or whether social housing’s Housing Ombudsman Service will extend to cover private rental. Meanwhile, the private rented sector database will provide updated guidance on landlord responsibilities and offer tenants information on taking disputes to the council or Private Rented Sector ombudsman. Membership to both will be compulsory for all new and existing landlords. 

The Decent Homes Standard & Awaab’s Law Will Apply To The PRS – 2035 & Beyond 

The Renters Rights Act 2025 paves the way for Decent Homes Standard in the private rented sector, along with the implementation of Awaab’s Law – both already in operation in the social sector. In 2020, two-year-old Awaab Ishak died as a direct result of the mould in his home, raising the profile of the effects of damp and mould. Awaab’s Law was put in place to push landlords to take swift action to protect tenants against common, yet serious, health hazards.   

A Decent Homes Standard private rented sector is a long-term goal and the Government has timetabled this introduction for 2035 or even 2037. Awaab’s Law has only recently been introduced to the social housing sector, so implementation in the private rented sector doesn’t currently have a date. 

Similarities To The Renters’ Reform Bill  

If you think the Renters’ Rights Bill and the Renters’ Rights Act 2025 sound familiar, here’s a brief modern history lesson. They are both a progression of the Conservatives’ Renters’ Reform Bill, which was lost in the dissolution of Parliament before the last General Election. Its contents were adopted by Labour but with revisions, amendments and additions. Aspects in common include 

• Private rental ombudsman – introducing a new landlord ombudsman and database  
• Anti-discriminations stance – making it illegal for landlords to turn down tenants if they receive benefits or have children  
• Pets in rental properties – expecting landlords to accept reasonable requests for pet ownership  

New Legislation Added by Labour 

The Renters’ Rights Bill, and thereafter the Renters’ Rights Act 2025, differ from the Renters’ Reform Bill in a number of ways, so it’s important to recognise the new facets that Labour added. The most important include: 

• Bidding wars – the Renters’ Rights Act 2025 ends bidding wars on private rental properties  
• The ban of Section 21 notices will take effect without waiting for court reform first 
• Awaab’s Law will be introduced as part of a private rented sector Decent Homes Standards 

Conclusion   

The Renters’ Rights Act 2025 represents the biggest reform of the private rented sector since the Tenant Fees Act 2019. Fines and punishment for non-compliance will be fierce, especially as local housing authorities have extra powers. The Act is designed to make renting safer and fairer, which we support, and good landlords will thrive. Landlords should use the time between now and 1^st May to ensure every compliance box is ticked, and enjoy the benefits of an informed property management company like Plaza Estates.

If you are interested in renting a property in Camden, Swiss Cottage, Hampstead, Chelsea or Battersea – or are a landlord in these areas – contact us for Renters’ Rights Act 2025 guidance. 

Looking to Sell or Let?

Begin your journey with a free property valuation.
Get the facts and figures to make informed decisions.

Book a Valuation

Property Valuation

"*" indicates required fields

VALUATION TYPE*

SALES

RENTAL

RENTAL & SALES

Property Address*

Property Postcode*

Full Name*

Email*

Contact Number*

Additional Information

View our privacy policy regarding website enquiries.

This field is hidden when viewing the form

office

Submit

Contact Us

"*" indicates required fields

First Name*

Last Name*

Phone/Mobile Number*

Email Address*

Message

View our privacy policy regarding website enquiries.

This field is hidden when viewing the form

office

Submit