What Does the Renters Rights Act 2025 Mean for SE London Landlords?

The new Renters’ Rights Act is set to bring major changes to the private rented sector and many landlords will be wondering how the new rules will affect them. In our Renters’ Rights Act guide, we explain the key information that landlords in areas such as Bermondsey and Surrey Quays should start getting prepared for. The new Labour government has already made it clear that reforms to the private rented sector are high on their agenda.

Read to find out all the details, the anticipated, timeline and how the Renters’ Rights Act will impact private landlords.

What is the Renters’ Rights Act​ 2025?

The Renters’ Rights Act is now law, and its measures are steadily being rolled out. The key objective of the act is to improve the current private renting experience for tenants. The main changes in the act focus on providing greater security to tenants and protecting tenants from poor housing conditions. For example, the act will abolish Section 21 no fault evictions.

In preparation, our landlords’ guide to the Renters’ Rights Act explains what to expect and the timelines involved.

What is the Renters’ Rights Act implementation timeline?

The Renters’ Rights Bill was passed by the House of Commons and received Royal Assent on 27 October 2025. Private landlords should prepare for high-profile changes from 1 May 2026, with more to come from autumn 2026 onwards.

Renters’ Rights Act: The key points explained​

The Renters’ Rights Bill is 226 pages long with a great deal of detail to get up to speed with. However, to save you some time-consuming reading, we have summarised the key points around the changes that are planned:

1. Section 21 Abolition 

The removal of section 21 evictions on 1 May 2026 means new eviction rules to accompany expanded grounds under section 8. For example, landlords will not be allowed to move into or sell the property within the first 12 months of the tenancy. They must then provide 4 months’ notice to tenants to evict them, and cannot re-market the property to tenants for 12 months.

2. Periodic Tenancies To Replace Fixed Terms 

Another major change to the rental sector is the end of fixed term tenancies on 1 May 2026. Existing fixed terms will switch to periodic, and all new tenancies will be set up on a periodic tenancy (running week to week or month to month). This will give tenants more freedom to move out of properties if they wish to, as they will not need to wait for a fixed term to end.

3. Stronger Pet Ownership Rights 

As of 1 May 2026, tenants gain strengthened rights to request a pet. Under the new legislation, landlords will not be able to unreasonably refuse requests from private renters to keep pets. Landlords will not be able to charge tenants to compensate them for insurance cover for pet damage. However, you can charge a higher deposit as long as the total remains under 5 weeks’ rent.

4. Changes to Rent Increase Rules 

The rules around how often, and by how much, landlords can increase rent are changing on 1 May 2026. Previously, bidding wars could drive rent prices up.

Under the new rules, will also be legally required to publish an asking rent when advertising for tenants and it will be illegal to enter bidding wars. Landlords will only be able to introduce any rent increases must be in line with market rates, once per year.

5. Rent in Advance Restrictions 

Landlords and agents will be banned from accepting rent in advance from 1 May 2026, under an amendment to the Tenant Fees Act 2019.

The new rule limits advance payment of rent before the tenancy agreement is signed. After the tenancy agreement is signed, landlords can’t demand more than a month’s rent before the tenancy begins.

6. New Anti-Discrimination Measures

Labour is introducing anti-discrimination measures so it will be illegal for landlords to discriminate against tenants who receive benefits or who have children – in their advertising or otherwise. Anti-discrimination rules take effect from 1 May 2026.

7. Decent Homes Standard For Private Sector 

The Decent Homes Standard (recently introduced to the social housing sector) will apply for the private renting sector from around 2035-2037 (though still to be fully confirmed by the government).

The new legislation aims at improving the living conditions in private rented properties, with minimum standards clearly set out. Failure to meet the minimum standards will be punishable with heavy fines.

8. Awaab’s Law Applied to Private Sector 

Currently, Awaab’s Law is only applicable for social housing but under the new legislation, private landlords will also need to be compliant with Awaab’s Law.

This includes meeting deadlines for investigating any reports of significant health hazards such as damp and mould. The government is still considering when Awaab’s Law should come into force for the Private Rented Sector as part of its Phase Three RRA reforms.

9. New Digital Database and Property Ombudsman 

The Renters’ Rights Act is introducing a new mandatory private sector landlord ombudsman, linked to a new digital database for landlords.

Landlords will need to submit their details to the private rented sector database and pay a membership for the ombudsman scheme, to create greater transparency over who is renting out property in England.

This is expected to come into force in late 2026, with the exact details yet to be released by the government.

10. Local Council Powers Strengthened 

Another key point from the new bill is that local councils have been given more powers to prosecute non-compliant landlords.

The increased powers under the Renters’ Rights act include fines up to £7,000, with higher civil penalty limits up to £40,000 for repeat breaches. As of 27 December 2025, local authorities have new investigatory powers to access data and inspect rental properties.

11. Possession Grounds To Be Modified 

With section 21 evictions abolished on 1 May 2026 section 8 grounds for possession will be modified. Section 8 will be used for situations like the landlord selling up, moving into the property and mortgage repossession under the new eviction grounds.

Existing reasons, like anti-social behaviour and rent arrears, will see some changes, including extended notice periods and timelines for eviction for renters who are not paying rent.

Key Differences To The Renters’ Reform Bill  

Labour’s Renters’ Rights Bill has accelerated plans for abolishing section 21 evictions, before any court reforms happen. The Renters’ Reform Bill had proposed waiting until reforms had been made to the court system.

Other key differences include that Awaab’s Law will be applied to the private rental sector, rental bidding wars will be illegal and rent increases will only be allowed at market rate.

Renters’ Rights Act FAQ

What steps should landlords take next?

The new Renters’ Rights Act is bringing in many changes for landlords and we’re here to help. If you are a private landlord of property in areas such as Beckenham, West Wickham, Hackney Wick, Greenwich, Bethnal Green, Shad Thames, please get in touch for expert guidance.