Renters Rights Act 2026 A Guide for Landlords and Tenants | Section 21 Abolition & New Rental Laws

February 2026

The Renters Rights Act : A Guide for Landlords and Tenants 2026

The Renters Right Act is now officially law after receiving Royal Assent on 27 October 2025. Widely described as the biggest overhaul of the private rented sector since the Housing Act 1988, the Act introduces sweeping reforms that will reshape how landlords let property and how tenants secure and maintain their homes. There will be a phased implementation from May 2026, where landlords and tenants across the UK, particularly in areas of high demand such as Shepherds Bush, Hammersmith and areas of Chiswick and Acton in West London, should start preparing now. The government website is full of information for both tenants and landlords to familarise themselves with the new changes.

The main question asked by landlords and tenants is what is the Renters Reform Act and what is does it want to achieve?

The main purpose of the Act is to create a fairer, safer, and more transparent rental market, for tenants by strengthening tenant rights by increasing compliance requirements for landlords.

To do this the legislation focuses on:
•   Ending “no-fault” evictions
•   Improving housing conditions
•   Reducing discrimination
•   Limiting excessive rent increases
•   Introducing stronger dispute resolution systems
For landlords, this means stricter compliance and clearer legal processes. For tenants, it provides greater stability and protection on their tenancy agreement with the landlord. This has been done by the following changes .

Section 21 Abolished: End of “No-Fault” Evictions

One of the most significant changes is the abolition of Section 21. Landlords can no longer evict tenants without giving a valid legal reason. Instead, possession must rely on strengthened Section 8 grounds, including:

Selling the property
Landlord or family member moving in
Serious rent arrears
Persistent antisocial behaviour

All Tenancies Move to Periodic Agreements

The Act has introduced fixed-term assured shorthold tenancies, which will now be replaced with periodic tenancies from day one. Under the new system tenants can give two months’ notice at any time Landlords must rely on valid legal grounds for possession. This change will create greater tenant flexibility, for landlords this change will force them to adopt a more strategic, long-term management approach. This may be difficult for some smaller landlords so we would recommend them to speak to their letting agent on the new tenancy reform Act 2026 for advice .

Ban on Rental Bidding Wars

The new Act prohibits landlords and letting agents from accepting offers above the advertised rent. This means that only one fixed rental price can be advertised and agreed. It is hoped that this reform aims to increase fairness and transparency within the rental market, particularly in competitive markets such as Hammersmith Shepherd's Bush and all the areas in West London.

Rent Increase Rules: What Has Changed?

Landlords can still increase rent, but these will be done under tighter controls such as
•   Only one rent increase per year
•   Minimum two months’ written notice
•   Tenants can challenge excessive increases via the First-tier Tribunal
These rules aim to balance market flexibility with tenant stability making the rules clearer and standard across the industry.

Awaab’s Law: Stronger Housing Standards

Named after Awaab Ishak, Awaab’s Law introduces strict, legally enforceable deadlines for addressing repair obligations introduced in the Renters Reform Act 2026 . What does this mean for landlords ? All repair obligations must be acted on quickly to resolve hazards and make repairs in a quick and timely matter, these include:
•   Damp and mould
•   Structural defects
•   Health and safety hazards
•   Originally introduced in social housing, the protections now extend to the private rented sector.
•   Regular inspections and proactive maintenance are strongly advised for all landlords

New Property Portal: Mandatory Landlord Registration

A national digital Property Portal will require landlords to register each property they own. It is hoped that this will improve transparency allowing tenants to verify that a property is legally compliant before renting. Landlords will need to include rental information on the property compliance register with the following information.

Register each rental property
Upload gas and electrical safety certificates
Provide Energy Performance Certificates (EPCs)
Show deposit protection compliance
Confirm licensing where applicable

Mandatory Landlord Ombudsman Scheme

All private landlords must join a government-approved Ombudsman scheme such as the Property Ombudsman
This gives tenants access to:
•   Free dispute resolution
•   Binding decisions
•   Financial compensation orders
•   The goal is to reduce court reliance and improve professionalism across the rental sector.

Tenants’ Right to Request Pets

Tenants now have the right to request permission to keep a pet this means that landlords cannot unreasonably refuse, however tenants may require have pet damage insurance in place, or have a pet licence on particular breeds of dogs.

What Landlords Should Do Now ?

To stay compliant and protect and familiarise yourself with the new Renters Reform Act, talk to your estate agent should you need any further clarification. In addition to this we would recommend:

Reviewing all tenancy agreements.
Update policies to reflect Section 21 changes
Ensure safety certificates and EPCs are valid
Improve maintenance reporting systems
Keep detailed written communication records
Seek professional legal or letting advice

By doing early preparation it will minimise any risk and ensures smooth implementation when reforms take full effect later in 2026.

What Tenants Should Know

The Renters Reform Act will give tenants the benefit from stronger protections, however they are obliged to fulfil their tenancy agreement by :

Provide two months’ notice when leaving
Pay rent on time
Maintain the property responsibly
Report issues promptly
Follow their tenancy agreement terms

Renters Reform Act 2025 Frequently Asked Questions

When does the Renters Reform Act start?
The Act received Royal Assent in October 2025. Key measures will be introduced in stages from 2026.

Can landlords still evict tenants?
Yes they can, but only using valid legal grounds.

Can landlords still increase rent?
The answer is Yes, but only once per year with two months’ notice.

Do landlords have to register their property?
Under the new Act, Yes for landlords registration via the new Property Portal will be mandatory and phased in during 2026

Can tenants keep pets?
They can request to, and landlords cannot unreasonably refuse, some pets will need a license depending of breed of dog or pet as well as insurance against damage.

Our Final Thoughts: Preparing for the Future of Renting

The Renters Reform Act 2025 represents a fundamental transformation of the UK rental market. It has been brought in to raise standards, strengthen tenant protection, and introduce new compliance responsibilities for landlords.
For landlords in Hammersmith, Shepherd's Bush and West London, early preparation, information and guidance is critical. For tenants, understanding your new rights ensures greater housing security. However the most important factor in all of this is that landlords and tenants keep communication going throughout their tenancy and ensure co-operation on both sides to ensure a happy and successful tenancy .

If you have a property to rent or would like a free no obligation valuation please contact us on 0208 743 1166 or email us on [email protected]

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