The Renters Rights Act: What London Landlords Need to Know
The Renters Rights Act came into force on 1 May 2026 and is the biggest change to private renting in a generation. This guide explains what changed, what it means for your property, and how guaranteed rent removes every one of these obligations from your plate.
Last updated: 14 July 2026
What is the Renters Rights Act?
The Renters Rights Act is legislation that reshapes the relationship between landlords and tenants in England, in force since 1 May 2026. It abolishes Section 21 evictions, ends fixed-term tenancies, increases penalties for non-compliance, and creates the framework to extend Awaab’s Law to private landlords.
For London landlords, the practical effect is simple: the obligations are heavier, the penalties are larger, and the margin for error is smaller than it has ever been.
What changed for landlords on 1 May 2026?
Four changes matter most for London landlords. Section 21 is gone, fixed terms are gone, rent repayment orders have doubled, and licensing penalties have increased.
Section 21 abolished. You can no longer serve a no-fault eviction notice. Getting your property back now requires a specific legal ground, and the court process can take six to twelve months.
Fixed-term tenancies ended. All tenancies are now periodic. Tenants can leave with two months’ notice at any point, which makes rental income less predictable than before.
Rent repayment orders doubled. A tribunal can now award a tenant up to two years of rent back from a non-compliant landlord, up from one year.
Licensing penalties increased. The maximum civil penalty for letting an unlicensed property rose to £40,000. On conviction in court, the fine is unlimited. Read more in our guide to landlord licensing in London.
What is Awaab’s Law and does it apply to private landlords?
Awaab’s Law is not yet in force for private landlords, but the Renters Rights Act creates the legal framework to extend it to the private rented sector. No date has been confirmed, but the direction is clear.
When extended, it will set legally binding timescales for investigating and fixing hazards such as damp and mould. Landlords without documented maintenance processes will be exposed.
What does the Renters Rights Act mean in practice?
In practice, the Act changes the risk profile of being a landlord entirely. The landlords most exposed are not negligent, they are simply busy, with careers and families, self-managing a property under rules that no longer forgive gaps in compliance.
One missed obligation can now mean a £40,000 penalty, a rent repayment order, or a possession process that stretches across a year.
How does guaranteed rent remove these risks?
Under a guaranteed rent arrangement, The London Landlord becomes your tenant, and every obligation the Act creates becomes ours, not yours. We handle the compliance, the maintenance and the tenant management for the full term of your contract. Licensing can be handled for an additional fee, or potentially included for bigger portfolios.
You receive a fixed payment on the same date every month, whether the property is occupied or not. Learn what guaranteed rent is or see what your property could earn.
We have operated across London and the South East for over 20 years and manage more than 1,000 properties. Between 60 and 70% of our landlords renew their contracts.
Frequently Asked Questions
When did the Renters Rights Act come into force?
The Renters Rights Act came into force on 1 May 2026. Its main provisions, including the abolition of Section 21, apply from that date.
Can I still evict a tenant under the Renters Rights Act?
Yes, but only on a specific legal ground such as rent arrears or sale of the property. The process goes through the courts and can take six to twelve months.
Do the new rules apply to existing tenancies?
Yes. Existing tenancies converted to the new periodic system, so the Act applies to your current tenants, not just new ones.
How does guaranteed rent protect me from the Renters Rights Act?
Because we become your tenant, the compliance obligations sit with us under the lease. Your fixed monthly payment does not depend on what happens with the sub-tenant.
Find out what your property could earn
We come to you, view the property, and make you a guaranteed rent offer. No fees, no commission, no obligation.