Can I still use Section 21?

No. Section 21 ended on 1 May 2026. If you served a valid Section 21 notice before then, the transitional rules may let you rely on it for a limited time. Take advice if you're in that position.

Do I have to give the information sheet to new tenants?

The information sheet was for tenancies that existed before 1 May 2026. New tenancies need written terms instead. Check GOV.UK for the current requirements.

How often can I put the rent up?

Once a year, using a Section 13 notice (Form 4A) with at least two months' notice. The tenant can challenge it at the First-tier Tribunal.

Does the Renters' Rights Act apply to lodgers?

Lodgers who live with you aren't assured tenants, so most of these rules don't apply to them. They do apply to tenants renting rooms in an HMO you don't live in.

Renters' Rights Act: the checklist for London landlords

Updated 15 October 2026 · 6 min read

The Renters' Rights Act is the biggest change to renting in England in over 30 years. Its main rules have applied since 1 May 2026, and more arrive over the next two years. Here is what it means for you as a landlord, in plain English, with a checklist you can work through today.

What changed on 1 May 2026

Every assured shorthold tenancy became a rolling (periodic) assured tenancy. Fixed terms no longer exist, and tenants can leave with two months' notice.
Section 21 'no-fault' evictions ended. To get a property back you now need a Section 8 ground, such as rent arrears, antisocial behaviour, selling or moving in.
Selling (ground 1A) or moving in (ground 1) needs at least four months' notice, and the notice can't end in the first 12 months of the tenancy.
Rent can go up only once a year, using a Section 13 notice (Form 4A) with at least two months' notice. Rent review clauses in agreements no longer work for new increases.
Rental bidding is banned. Advertise a rent and don't accept offers above it.
You can ask for no more than one month's rent before the tenancy starts.
Blanket bans on tenants with children or on benefits are unlawful.
Tenants can ask to keep a pet. You must consider the request and can't refuse unreasonably.

The information sheet deadline has passed

If your tenancy started before 1 May 2026 with a written agreement, you had to give every named tenant the official Renters' Rights Act information sheet from GOV.UK by 31 May 2026. It has to be the government's own document, not your summary of it. If the tenancy was only agreed verbally, you needed to give a written statement of terms instead.

Missed it?

Serve the official sheet now and keep proof of how and when you sent it. Councils can issue a civil penalty of up to £7,000 for this.

New tenancies from 1 May 2026 need written terms that cover what the law requires. If you write your own agreements, check they reflect periodic tenancies and the new possession grounds.

Penalties are much bigger now

Civil penalties of up to £7,000 for a breach, and up to £40,000 for serious or repeat breaches.
Tenants can apply for a rent repayment order of up to two years' rent (it used to be one year), and have two years to apply.
Company directors can be personally liable where they're responsible for the offence.

What's coming next

PRS Database: every landlord and rental property must be registered. It opens on 15 December 2026 in the West Midlands. London's window is expected to run from 15 July to 14 October 2027, with a fee of about £65 per property per year.
Landlord ombudsman: all private landlords will have to join a redress scheme. It follows the database and is expected around 2028.
Decent Homes Standard and Awaab's Law are being extended to private renting. Dates are still to be confirmed.

Your checklist

1Check every pre-May tenant was given the official information sheet, and keep proof.
2Update your tenancy agreement template for periodic tenancies.
3Diary each tenancy's next allowed rent increase (once every 12 months, Form 4A).
4Advertise at a fixed rent and take no more than one month's rent up front.
5Write down how you'll handle pet requests so every tenant is treated the same.
6Check gas, electrical (EICR) and EPC certificates are in date. You'll need them for the PRS Database.
7Check your deposits are protected and the prescribed information was given.
8Put London's PRS Database window (July to October 2027) in your diary.

Common questions

Can I still use Section 21?: No. Section 21 ended on 1 May 2026. If you served a valid Section 21 notice before then, the transitional rules may let you rely on it for a limited time. Take advice if you're in that position.
Do I have to give the information sheet to new tenants?: The information sheet was for tenancies that existed before 1 May 2026. New tenancies need written terms instead. Check GOV.UK for the current requirements.
How often can I put the rent up?: Once a year, using a Section 13 notice (Form 4A) with at least two months' notice. The tenant can challenge it at the First-tier Tribunal.
Does the Renters' Rights Act apply to lodgers?: Lodgers who live with you aren't assured tenants, so most of these rules don't apply to them. They do apply to tenants renting rooms in an HMO you don't live in.

Sources and small print

This guide is general information for landlords in England, not legal advice. Rules and dates change, so check GOV.UK or take advice before acting.