Renters’ Rights Act Summary for East London Landlords in 2026

The Renters’ Rights Act 2025 is now law, and its first wave of reforms takes effect on 1 May 2026. If you are a private landlord in east London, the countdown is on. Whether you let property in Stratford, Newham, Redbridge, Dagenham, Ilford or East Ham, you need to act now to prepare for the biggest shake-up of the private rented sector in a generation.

Demand for rental homes across east London remains intense, with roughly twelve prospective tenants competing for every vacant property that comes to market. That pressure is unlikely to ease – but the rules governing how you let your property are about to change fundamentally. Getting it wrong could mean failed possession claims, fines of up to £7,000 (or £40,000 for repeat offences), and rent repayment orders.

Below is a comprehensive guide to every key provision in the Renters’ Rights Act 2025, what it means for landlords in practice, and the steps you should be taking right now.

Quick summary: The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025 and Phase 1 takes effect on 1 May 2026. Section 21 ‘no-fault’ evictions are abolished, all tenancies become periodic, rental bidding is banned, and tenants gain new rights to keep pets. A Private Rented Sector Database and PRS Landlord Ombudsman will follow in later phases. East London landlords must prepare now to stay compliant and protect their investments.

What is the Renters’ Rights Act 2025?

The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025, replacing the previous Conservative government’s Renters (Reform) Bill. It is the most significant piece of private rental legislation since the Housing Act 1988 and delivers on the current government’s manifesto commitment to overhaul the private rented sector.

The Act aims to give tenants greater security of tenure, healthier and safer homes, and protection against unfair rent increases – while creating a clearer, more transparent framework for landlords and letting agents.

Implementation is phased. Phase 1, covering the core tenancy reforms, takes effect on 1 May 2026. Later phases will introduce the Private Rented Sector Database, a PRS Landlord Ombudsman, and the extension of the Decent Homes Standard to the private rented sector.

The Renters’ Rights Act explained for landlords

Below is a section-by-section breakdown of the key measures every east London landlord needs to understand.

Abolition of Section 21 ‘no-fault’ evictions

From 1 May 2026, landlords can no longer serve Section 21 notices. The last day to serve a valid Section 21 notice is 30 April 2026. If you have already served a Section 21 notice before that date, you must start court proceedings by 31 July 2026 or the notice will expire.

Going forward, landlords must rely solely on Section 8 grounds for possession.

This means you will need to demonstrate a specific, legally valid reason to regain your property – whether that is selling, moving in, or dealing with anti-social behaviour or rent arrears.

Revised possession grounds

The Act updates and expands the grounds available under Section 8. The key changes are:

• Ground 1 (landlord or family moving in): You must give four months’ notice after the tenant has lived in the property for at least twelve months.
• Ground 1A (intending to sell): A new ground allowing possession where the landlord genuinely intends to sell the property. Four months’ notice is required, and this ground cannot be used within the first twelve months of a tenancy.
• 12-month reletting restriction: If you use Ground 1 or Ground 1A, you cannot relet the property for at least twelve months.
• Anti-social behaviour and serious rent arrears: Notice periods for these grounds can be as short as two weeks depending on the severity of the breach.

Many grounds cannot be used within the first twelve months of a tenancy, so it is important to factor this into your letting strategy.

Moving to periodic tenancies

On 1 May 2026, all existing assured shorthold tenancies automatically convert to periodic assured tenancies. No new fixed-term assured tenancies can be granted from this date.

Under a periodic tenancy, tenants have the right to remain in the property indefinitely provided they do not breach the tenancy terms. There is no fixed end date. Tenants can leave at any point by giving two months’ notice, but landlords can only end the tenancy using a valid Section 8 ground.

Landlords must provide a government-published Information Sheet to all existing tenants by 31 May 2026. This document explains the changes introduced by the Act. Failure to serve it can result in a fine of up to £7,000. The Information Sheet must be provided in hard copy or as a PDF attachment to an email.

Restrictions on rent increases and rent in advance

Rent increases are now tightly regulated under the Renters’ Rights Act:

• Landlords may only increase rent once per year.
• All increases must follow the Section 13 notice procedure – existing rent review clauses in tenancy agreements will have no effect.
• Tenants must be given two months’ notice of any increase.
• Tenants can challenge the proposed rent through the First-tier Tribunal if they believe it does not reflect market levels.
• Rental bidding is banned – landlords cannot invite, encourage, or accept offers above the advertised rent.
• Landlords can only require up to one month’s rent in advance once a tenancy agreement has been signed (or 28 days’ rent for tenancies with rental periods shorter than one month).

Decent Homes Standard

The government intends to extend the Decent Homes Standard to the private rented sector for the first time. However, this is not imminent. Following a public consultation in summer 2025, full application of the Standard to the private rented sector is not expected until 2035 at the earliest, with a possible date of 2037.

Awaab’s Law, which sets strict timeframes for landlords to address hazards such as damp and mould, is already in force in the social housing sector. Its extension to the private rented sector remains subject to ongoing consultation. Private landlords should still act promptly on any reported damp or mould issues, as existing health and safety obligations continue to apply.

Private Rented Sector Database

A new national Private Rented Sector Database will replace any existing voluntary registers. The key details are:

• A phased regional rollout is expected to begin from late 2026, with the full database launching in 2027.
• All private landlords will be required to register themselves and each property.
• Landlords will need to pay an annual registration fee (the amount has not yet been confirmed).
• The database will allow prospective tenants to check landlord compliance, including any past banning orders or enforcement action.
• Local authorities will also use the database for enforcement purposes.

PRS Landlord Ombudsman

A mandatory PRS Landlord Ombudsman will be established to resolve disputes between landlords and tenants, providing a faster and cheaper alternative to court proceedings. The ombudsman body is expected to be set up later in 2026, with compulsory landlord sign-up likely around 2028.

All landlords with assured tenancies will need to join the ombudsman service. Tenants will be able to complain directly to the ombudsman, and landlords will be obligated to comply with its decisions.

Bans on discrimination in advertising

Landlords and letting agents can no longer advertise ‘no DSS’ or exclude tenants on the basis of receiving benefits or having children. Screening and acceptance decisions must be based solely on affordability and references, not on a tenant’s source of income or family status.

Enhanced local authority enforcement

Local authorities now have a statutory duty to enforce the Renters’ Rights Act, backed by new investigatory powers that came into effect on 27 December 2025. If a landlord or agent breaches the new rules, they face fines of up to £7,000, rising to £40,000 for repeat offences, with the possibility of criminal prosecution.

Existing enforcement measures such as mandatory landlord licensing in Newham remain in place alongside the new powers.

Strengthened Rent Repayment Orders

Tenants can claim up to two years’ rent back through Rent Repayment Orders (RROs) where landlords have breached housing laws. This includes offences such as unlawful eviction, or reletting a property within twelve months of using Ground 1 or Ground 1A for possession.

Rights to keep pets

Tenants gain the right to request permission to keep a pet, and landlords must respond within 28 days. A landlord can only refuse if there is a reasonable and specific justification – for example, a lease restriction on the property. If permission is granted, the landlord cannot require the tenant to take out pet damage insurance to cover any breakages or damage – as the Tenant Fees Act 2019 was not amended to allow this in the end.

What does the Renters’ Rights Act impact assessment indicate?

The government’s published impact assessment estimated the economic effects of the reforms across the private rented sector:

• Landlords face estimated additional costs of approximately £12 per property per year.
• Letting agents face estimated costs of around £1,700 per year.
• The assessment predicted a 25% reduction in serious property hazards as a result of the reforms.
• Tenant households were estimated to benefit by approximately £28 per year through improved conditions and reduced turnover costs.

The report concluded that housing supply had remained stable since 2013 and was unlikely to be significantly affected by the legislation.

Renters’ Rights Act 2025: implementation timeline

The Act is being implemented in phases. Here are the key dates every private landlord needs in their diary:

What east London landlords need to do now

With Phase 1 just weeks away, here is a practical action checklist for private landlords:

• Serve the Information Sheet: Download the government-published Information Sheet and provide it to all existing tenants by 31 May 2026, either in hard copy or as a PDF attachment.
• Review your tenancy agreements: Ensure your written tenancy terms comply with the new requirements. Existing rent review clauses will no longer have effect – all increases must now follow the Section 13 notice procedure.
• Understand the Section 8 grounds: Familiarise yourself with the valid grounds for possession and their required notice periods. If you anticipate needing to regain a property, plan well ahead.
• Stop advertising with ‘no DSS’ or family restrictions: Review all current property adverts and remove any discriminatory wording immediately.
• Set your asking rent carefully: With rental bidding banned, the rent you advertise is the maximum you can accept. Price realistically from the outset.
• Budget for the Private Rented Sector Database: Registration fees are expected from late 2026. Start compiling your property-level compliance documents – EPCs, gas safety certificates, deposit protection records – ahead of time.
• Consider guaranteed rent to manage risk: With the transition to periodic tenancies removing the security of fixed terms, a guaranteed rent scheme can provide income certainty while you adapt to the new rules.
• Get professional advice: The penalties for non-compliance are substantial. Working with a local letting agent who understands the legislation can save you from costly mistakes. Contact Lint Group for guidance tailored to your east London property.

Frequently asked questions

Don’t leave it until 1 May – act now

The Renters’ Rights Act 2025 is not a future possibility – it is the law, and Phase 1 is imminent. The consequences of non-compliance are serious: failed possession claims, fines of up to £40,000, and rent repayment orders that could cost you years of rental income.

At Lint Group, we specialise in helping east London landlords navigate exactly these kinds of changes. Whether you need help reviewing your tenancy agreements, understanding your possession options, or you want the security of a guaranteed rent scheme to manage the transition, our experienced team is here to help.

We work with landlords across Stratford, Newham, Redbridge, Dagenham, Ilford, and East Ham. Get in touch today for friendly, expert advice on managing your tenancies under the new rules.

Looking for stress-free property management? Find out about our guaranteed rent in Newham, guaranteed rent in Redbridge, and our full landlord letting services.