What Landlords Need to Know About the Renters’ Rights Act (From May 2026).
As a landlord in Battersea, and across London, understanding the Renters’ Rights Act is now essential. This major overhaul of the private rental sector will change how tenancies are structured, how rent can be reviewed, how evictions are handled and what duties landlords must fulfil from 1st May 2026 onwards.
At Gray’s Residential, we’re here to help you navigate these changes with confidence so you stay compliant, protect your investment and continue to benefit from stress-free property management.
What Is the Renters’ Rights Act?
The Renters’ Rights Act is the biggest reform to England’s private rented sector in decades. Receiving Royal Assent in late 2025, it introduces far-reaching reforms designed to give tenants more security and strengthen protections, while also establishing clearer processes for responsible landlords.
Although some elements will roll out over time, the bulk of changes affecting landlord responsibilities take effect from 1st May 2026.
1. No More Section 21 “No-Fault” Evictions
One of the most headline-grabbing changes is the abolition of Section 21 eviction notices. Landlords will no longer be able to end a tenancy without giving a specific legal reason.
Instead, possession must be sought using established Section 8 grounds such as:
- Significant rent arrears
- Serious breach of tenancy terms
- Needing to sell the property
- Landlord or family member moving in
It’s vital that landlords understand these grounds and prepare compliant documentation, something our team at Gray’s Residential can support you with to minimise risk and disruption.
2. All Tenancies Become Periodic
From May 2026, Assured Shorthold Tenancies (ASTs) will no longer exist. Instead, all tenancies automatically convert to Assured Periodic Tenancies, whether existing or new.
This means:
- There will be no fixed terms unless otherwise agreed between tenant and landlord
- Tenancies roll on month-to-month (or week-to-week)
- Tenants gain greater flexibility, but landlords must adapt to this change in practice and wording
For landlords used to fixed-term renewals, this will feel unfamiliar, but it’s not necessarily a change to fear. Our proactive management approach means you won’t have to face it alone, and we can ensure the tenants interested in your property, are those that suit your wants and needs for tenancy terms.
3. New Rules on Rent Increases and Paid Rent
Under the Act:
- Rent increases can only happen once every 12 months, and landlords must serve statutory notice following the correct procedures.
- Bidding wars and offers above the advertised rent are banned.
- For new tenancies, landlords can only request up to one month’s rent in advance.
These changes are designed to prevent unfair rent pressure on tenants and make the process more transparent, but they do mean that landlords must carefully manage rental reviews and documentation.
4. New Duties and Compliance Requirements
The Renters’ Rights Act also introduces additional duties:
- Landlords must provide tenants with a written statement of key tenancy terms, and where applicable a government-produced information sheet on or before 31 May 2026 explaining how the tenancy has changed.
- Anti-discrimination measures come into force, preventing blanket bans on tenants with children or for those on benefits.
- There will be a new Private Rented Sector Ombudsman and a centralised PRS database planned later to help hold landlords and agents accountable.
Failing to meet new obligations, such as the written statement or correct notice processes, can result in penalties. A proactive, compliant management strategy is now more important than ever.
But What Does This Mean for You as a London Landlord?
For landlords in Battersea and across London, these reforms are significant. London’s rental market is already complex, with strong demand but equally strong compliance expectations.
The key impacts you need to be prepared for include:
- Updating procedures for rent reviews and increases
- Reworking how possession and eviction notices are handled
- Ensuring tenancy documentation meets statutory requirements
- Training or support to understand the annual rent increase process, pet considerations, discrimination guidance and more
These developments won’t just affect how you let property, they affect how you manage and protect your investment.
How Gray’s Residential Can Support You.
At Gray’s Residential, we understand that changes like the Renters’ Rights Act can feel overwhelming, especially while managing tenancies in a busy market like Battersea.
With over 25 years’ experience in London’s property sector, and our proactive Club 100 promise (where no manager looks after more than 100 properties) we ensure you receive personal, responsive support across lettings, compliance and management.
Whether you’re adjusting to the new legislation, need help with rent increases or eviction grounds, or you simply want peace of mind that your properties are managed professionally and compliantly, our team is here to help.
Contact us today to discuss how we can support you with proactive property management and navigate the Renters’ Rights Act with confidence.