Renters' Rights Act: what London landlords need to know
By the Dome team · Reviewed
The Renters' Rights Act is the biggest change to private renting in England in a generation. Here is what it means in practice if you let a property in London. This is a general guide, not legal advice, and some parts are being phased in, so check GOV.UK for the latest commencement dates.
The short answer
The Act reshapes assured tenancies in England. The headline changes are the end of Section 21 "no fault" evictions, the move to periodic (rolling) tenancies as the default, tighter rules on rent increases, and new rights for tenants around pets and requesting changes. Landlords also face a new national database and stronger enforcement powers for councils.
Section 21 is going
Once the relevant parts of the Act come into force, you will no longer be able to end a tenancy using a Section 21 notice without giving a reason. To regain possession you will need to rely on Section 8 grounds, such as rent arrears, antisocial behaviour, selling the property or moving in yourself. Some grounds cannot be used in the first months of a tenancy, and notice periods for several grounds are longer than the old Section 21 route.
Fixed terms become periodic tenancies
New assured tenancies will be periodic from day one, rolling month to month (or week to week) rather than running for a fixed term of six or twelve months. Tenants can end the tenancy with two months' notice at any time. Existing fixed-term tenancies convert to periodic tenancies when the rules take effect.
Rent increases: once a year, by the book
- Rent can only be increased once every 12 months.
- Increases must be made using a Section 13 notice with at least two months' notice.
- Rent review clauses in tenancy agreements will no longer be valid.
- Tenants can challenge an increase at the First-tier Tribunal, which can set a market rent but cannot raise it above what you proposed.
- Asking for rent in advance beyond the first period is restricted, and bidding above the advertised rent is banned.
Pets and tenant requests
Tenants gain the right to request a pet, and you cannot unreasonably refuse. You can require the tenant to cover pet damage insurance. Blanket bans in advertisements, and refusing tenants because they have children or receive benefits, are also prohibited.
The landlord database and new enforcement
A national private landlord database is being introduced. You will need to register yourself and each property you let, and keep the details up to date. Councils gain stronger powers to issue civil penalties for breaches, and the Decent Homes Standard and Awaab's Law (strict deadlines for fixing serious hazards such as damp and mould) are being extended to the private rented sector.
What to do now
- Review your tenancy agreements so they work as periodic tenancies.
- Diarise rent review dates, since increases are limited to once a year with proper notice.
- Check your property against the Decent Homes Standard, especially damp, mould and heating.
- Keep thorough records: possession now depends on proving a Section 8 ground.
- Register on the landlord database when it opens.
The Act sits on top of the existing rules, so keep the landlord compliance checklist handy. Dome keeps every deadline and document tracked for you as part of full management.
Frequently asked questions
Has the Renters' Rights Bill been passed?
Yes. It received Royal Assent and is now the Renters' Rights Act. Its provisions are being brought into force in stages, so check GOV.UK for the dates that apply to each change.
Can I still evict a tenant after Section 21 ends?
Yes, but only using Section 8 grounds such as rent arrears, antisocial behaviour, selling the property or moving in yourself, each with its own notice period and evidence requirements.
How often can I raise the rent under the new rules?
Once every 12 months, using a Section 13 notice with at least two months' notice. Tenants can challenge the increase at the First-tier Tribunal.
