The Renters' Rights Act 2025 came into force on 1 May 2026. If you have not yet reviewed your position, now is the time.
If you own rental property in South London, the rules governing your tenancy have already changed. Here is what you need to know, and what you should do next.
The Biggest Change to Renting in a Generation
For landlords in Croydon, Streatham, Brixton, Tooting, Balham, Clapham, Norbury and across South London, this Act represents the most significant shift in private rented sector law since the Housing Act 1988. Whether you own one buy-to-let property or a portfolio of homes, these changes affect you immediately.
1. Section 21 'No-Fault' Evictions Are Gone
This is the headline change. From 1 May 2026, landlords can no longer serve a Section 21 notice to end a tenancy without giving a reason. The ability to evict a tenant simply because you want your property back, without any fault on the tenant's part, has been abolished. If you want to recover possession of your property, you must now rely on specific grounds under Section 8 of the Housing Act 1988.
The good news is that the Act has significantly expanded the available grounds, more than doubling them, including a new ground for landlords who wish to sell their property or move in themselves. However, the process is more formal and the notice periods and pre-conditions for each ground must be strictly observed. Getting this wrong can invalidate your claim entirely.
Hattin Solicitors can advise you on the correct ground to use and help you navigate the new Section 8 process properly from the outset.
2. All Tenancies Are Now Periodic
Assured Shorthold Tenancies (ASTs) no longer exist in their previous form. From 1 May 2026, all existing ASTs have automatically converted into Assured Periodic Tenancies. Any new tenancy entered into after this date must also be periodic. There are no more fixed-term tenancies in the private rented sector.
What this means in practice:
◎ There is no longer a fixed end date to a tenancy
◎ Tenants can leave at any time by giving two months' notice
◎ You, as the landlord, can only end the tenancy using a valid Section 8 ground
For South London landlords who relied on fixed-term contracts to manage tenancy turnover, for example in areas with high student or young professional demand, this requires a rethink of how you plan and manage your lettings.
3. Rent Increases Are Now Restricted
You can only increase the rent once per year. To do so, you must serve a formal Section 13 notice and give the tenant at least two months' notice of the proposed increase. Tenants have the right to challenge any rent increase they consider excessive at the First-tier Tribunal. The Tribunal will assess whether the proposed rent reflects the open market rate for the property.
Landlords should also be aware that:
◎ You cannot demand more than one month's rent in advance
◎ Rental bidding wars are banned: you cannot accept or encourage offers above your advertised asking price
4. Deposit Rules Have Changed
The rules around deposits have been tightened. For Assured Periodic Tenancies, you cannot ask for a deposit of more than five weeks' rent (or six weeks' if the annual rent exceeds £50,000). You also cannot demand a holding deposit of more than one week's rent. Deposits must still be protected in a government-approved tenancy deposit scheme. Failure to do so remains a serious breach with significant financial penalties.
5. You Must Now Give Tenants a Government Information Sheet
Landlords and letting agents are now required by law to provide new and existing tenants with a government-produced Information Sheet explaining their rights under the Act. Failure to provide this document could affect your ability to rely on certain possession grounds. This applies to all private rented sector tenancies in England from 1 May 2026.
If you have not yet issued this information sheet to your existing tenants, you should do so as a matter of priority. Hattin Solicitors can advise you on your obligations.
6. Pets and Discrimination Rules
Tenants now have a statutory right to request permission to keep a pet. You can refuse, but only on reasonable grounds. A blanket 'no pets' policy is no longer lawful. If you refuse and the tenant considers it unreasonable, they can challenge you in court. Additionally, from 1 May 2026, it is unlawful to discriminate against prospective tenants on the basis that they receive housing benefit or have children. Blanket 'no DSS' or 'no children' policies are illegal, even if applied indirectly.
7. A New Landlord Database Is Coming
The Act requires all private landlords to register their properties on a new national Private Rented Sector database. This is being rolled out gradually from late 2026. Compliance with the database will eventually be a condition for using certain Section 8 grounds for possession, and being registered will not be optional. South London landlords should begin gathering their documentation now: gas safety certificates, Energy Performance Certificates (EPCs), and details of tenancy agreements.
8. Penalties Are Higher Than Ever
The Act has increased the financial penalties for non-compliance across the board. Local councils have enhanced enforcement powers, and a new Private Rented Sector Ombudsman with legally binding decision-making powers will handle tenant complaints without the need for court proceedings. For South London landlords, where housing pressures mean councils in Lambeth, Wandsworth and Croydon are already active in enforcement, the risk of penalties for non-compliance is very real.
What Should South London Landlords Do Now?
The changes are already in effect. If you have not yet reviewed your tenancy arrangements in light of the new Act, you should do so urgently.
In particular:
◎ Review all existing tenancy agreements, which have already converted to periodic tenancies
◎ Ensure you have served the government information sheet on all tenants
◎ Check your deposit protection is current and compliant
◎ Understand the Section 8 grounds before considering any possession action
◎ Review any rent increase plans and ensure you use the Section 13 process
◎ Audit your policies on pets and benefit-receiving tenants
◎ Begin gathering documents for the upcoming landlord database
How Hattin Solicitors Can Help
We are based on Streatham High Road and have over 20 years of experience advising landlords and tenants across South London, including Streatham, Croydon, Brixton, Tooting, Balham, Clapham, Norbury, Mitcham, Lambeth and Wandsworth.
We specialise in landlord and tenant law and can help you with:
◎ Reviewing and updating your tenancy agreements
◎ Advising on the correct Section 8 grounds and serving valid notices
◎ Representing you in possession proceedings
◎ Advising on rent increase procedures
◎ Responding to tenant complaints and Ombudsman referrals
◎ Compliance advice for the landlord database and information sheet requirements
The Renters' Rights Act has fundamentally changed the relationship between landlords and tenants. Acting now, rather than waiting until a problem arises, is the most effective way to protect your investment and avoid costly mistakes.
Get in touch with Hattin Solicitors today
314 Streatham High Road, Streatham, London SW16 6HG
Tel: 0208 664 6600
www.hattinsolicitors.com.
This article is for general information purposes only and does not constitute legal advice. You should seek independent legal advice tailored to your specific circumstances.
