If you're a London landlord, October 27, 2025 marked the most significant change to rental law in nearly 40 years. The Renters' Rights Bill received Royal Assent and became the Renters' Rights Act 2025—meaning Section 21 'no-fault' evictions are on the way out, and a completely new tenancy system is coming in.
You might be feeling overwhelmed. The headlines talk about "abolition" and "sweeping reforms," but what does this actually mean for your London rental property? Can you still sell if you need to? What happens to your existing tenancies? How do you actually evict a problem tenant now?
This guide cuts through the confusion and gives you exactly what you need to know as a London landlord. We'll explain what's changing, when it takes effect, what you must do to stay compliant, and how to protect your investment under the new rules. Whether you own one flat in Hackney or a portfolio across multiple boroughs, this is essential reading.
What Is the Renters' Rights Act 2025?
The Renters' Rights Act 2025 is the most comprehensive reform of England's private rental sector since 1988. It fundamentally changes the relationship between landlords and tenants by:
- Abolishing Section 21 'no-fault' evictions completely
- Ending fixed-term assured shorthold tenancies (ASTs) and moving all private tenancies to periodic (rolling) tenancies
- Strengthening and expanding Section 8 eviction grounds so landlords can still regain possession for legitimate reasons
- Creating a Private Rented Sector Database where all landlords must register
- Introducing a new Private Rented Sector Ombudsman for dispute resolution
- Extending the Decent Homes Standard and introducing Awaab's Law for damp and mould
The goal? Give England's 11 million private renters more security and stability while ensuring landlords have clear, expanded grounds to regain possession when there are genuine reasons.
Current Status: The Act received Royal Assent on 27 October 2025 and is now law. However, most provisions will be implemented in phases through 2026 via commencement regulations. Early enforcement powers for local authorities came into effect on 27 December 2025.
Timeline: When Do the Changes Actually Take Effect?
This is the critical question every London landlord is asking. The Act is now law, but that doesn't mean everything changes overnight.
What We Know For Certain
27 October 2025 (Royal Assent):
- Act officially becomes law
- No immediate changes to existing tenancies
- Framework established for staged implementation
27 December 2025 (First Commencement):
- Local authority enforcement powers activated
- Councils can investigate suspected breaches, illegal evictions, poor standards
- End of the "AST trap" for long leases
2026 (Main Implementation):
- Section 21 abolition and new tenancy system
- Exact date to be announced via secondary regulations
- Government promises "sufficient time to adjust and prepare"
What We're Still Waiting to Learn
The government will publish detailed regulations setting out:
- Exact commencement dates for Section 21 abolition and the new tenancy system
- Implementation guidance for landlords and letting agents
- Court process updates including new forms and digital possession procedures
- Private Rented Sector Database launch date and registration requirements
- Ombudsman scheme structure and fee details
- Awaab's Law timelines for damp and mould response times
According to Housing Minister Matthew Pennycook, the government will "balance the need to act quickly" with ensuring "the sector has sufficient time to adjust." Based on previous legislation (the Tenant Fees Act had 4-15 months' transition time), expect the main changes to take effect between spring and autumn 2026.
The End of Section 21: What It Really Means
Section 21 notices—often called 'no-fault' evictions—have allowed landlords to end assured shorthold tenancies without giving a reason. As long as proper notice was given (usually two months) and procedures followed, possession was essentially guaranteed.
Why Section 21 Is Being Abolished
The government argues that Section 21:
- Leaves tenants vulnerable to arbitrary eviction with minimal notice
- Discourages tenants from complaining about disrepair (fear of retaliatory eviction)
- Prevents tenants from building stable lives in their communities
- Contributes to homelessness when families are forced to leave with short notice
According to Government data, Section 21 has been used in approximately 21% of all private rented sector possessions in recent years—around 10,000-15,000 evictions annually in England.
What Replaces Section 21?
All private tenancies will become assured periodic (rolling) tenancies. There will be no more fixed-term assured shorthold tenancies once the Act is fully implemented.
Under the new system:
- Tenants can leave by giving 2 months' notice (aligned with rent payment dates)
- Landlords can only regain possession by using Section 8 grounds with valid reasons
This means you can still regain possession of your property—but you'll need to cite a specific legal ground and potentially prove your case in court.
The New Section 8: Your Options for Regaining Possession
Section 8 of the Housing Act 1988 has been significantly reformed under the Renters' Rights Act. The number of grounds has more than doubled, and many have been strengthened to protect legitimate landlord interests.
Key New Grounds for London Landlords
Ground 1A: Landlord or Family Member Moving In (Mandatory)
What It Allows: You can regain possession if you or an immediate family member intends to occupy the property as their only or principal home.
Notice Required: 4 months
Restrictions:
- Cannot be used in the first 12 months of a tenancy
- Must genuinely intend to occupy (false claims can result in penalties)
- Property cannot be re-let for a specified period after possession
Example: You've been renting out your one-bedroom flat in Clapham while living with a partner. The relationship ends and you need to move back in. You can serve notice under Ground 1A after the first year of the tenancy.
Ground 1B: Intention to Sell (Mandatory)
What It Allows: You can regain possession if you genuinely intend to sell the property.
Notice Required: 4 months
Evidence Required:
- Estate agent valuation or agreement
- Marketing plans or sale documentation
- Proof of genuine intention to sell
Restrictions:
- Cannot be used in the first 12 months of a tenancy
- Property cannot be re-let to another tenant for at least 3 months after possession
- False claims can result in prosecution and rent repayment orders
Example: You own a buy-to-let in Stratford but need to sell due to financial circumstances. After the first year of your tenant's tenancy, you can serve notice under Ground 1B, but you must actually list it for sale and cannot rent it out again immediately.
Ground 8: Serious Rent Arrears (Mandatory)
What It Allows: You can evict if the tenant owes significant rent arrears.
New Thresholds:
- At least 3 months' rent arrears at notice AND at hearing (previously 2 months)
- Notice period extended to 4 weeks (previously 2 weeks)
Why It's Mandatory: If arrears meet the threshold at both notice and hearing, the court must grant possession. However, tenants get more time to clear arrears before eviction.
Example: Your tenant in Tower Hamlets falls 3 months behind on £1,800/month rent (£5,400 total). You serve notice under Ground 8. If they reduce arrears below 3 months before the court hearing, the ground may not apply.
Other Important Grounds
Ground 14: Anti-Social Behaviour (Discretionary)
- Covers behaviour causing nuisance or annoyance
- Domestic abuse, drug dealing, noise complaints
- Court decides if eviction is reasonable
Ground 14ZA: Serious Criminal Offence During Riot (Mandatory)
- New ground for Crown Court convictions for riot-related serious offences
- Can be used if tenant or adult resident convicted
Ground 7A: Serious Anti-Social Behaviour (Mandatory)
- For the most serious cases (violence, threats, hate crimes)
- Court must grant possession if proven
Notice Periods Summary
| Ground | Type | Notice Period | Can Use in First Year? |
|---|---|---|---|
| Ground 1A (Landlord Moving In) | Mandatory | 4 months | No |
| Ground 1B (Intention to Sell) | Mandatory | 4 months | No |
| Ground 8 (Serious Arrears) | Mandatory | 4 weeks | Yes |
| Ground 7A (Serious ASB) | Mandatory | Immediate | Yes |
| Ground 14 (Anti-Social Behaviour) | Discretionary | 4 weeks | Yes |
Important: The longer notice periods (4 months for sale and landlord occupation) are designed to give tenants adequate time to find alternative accommodation, reducing homelessness risk.
What You Must Do Right Now (Action Checklist)
Even though full implementation is months away, smart London landlords are preparing now. Here's your immediate action plan:
1. Audit Your Current Tenancies
For Each Property, Document:
- Current tenancy start date and rent amount
- Tenancy agreement type (AST, assured, periodic)
- Any outstanding maintenance or repair issues
- Rent payment history for last 12 months
- Property safety certificates (EPC, EICR, gas, smoke/CO alarms)
- Deposit protection details and scheme registration
Why This Matters: You need a clear baseline before changes take effect. If you're planning to sell or move back in within the next 2 years, knowing your tenancy timelines is crucial since you can't use those grounds in the first 12 months.
2. Get Your Property Standards Up to Scratch
Check These Now:
- EPC Rating: Must be E minimum (C required by 2028 for new tenancies)
- Electrical Safety: EICR required every 5 years (current cert valid?)
- Gas Safety: Annual certificate up to date?
- Smoke & CO Alarms: Functional alarms on each floor?
- Damp & Mould: Any issues that need addressing before Awaab's Law kicks in?
The Renters' Rights Act extends the Decent Homes Standard (currently social housing only) to private rentals. While full implementation is likely 2036, the requirement to be free of Category 1 hazards will come much sooner.
Action: Conduct a full property inspection now. Address any Category 1 hazards (serious threats to health/safety) immediately. Budget for EPC upgrades if you're below a C rating.
3. Review Your Tenancy Agreements
All new tenancies after full implementation will need updated agreements that:
- Remove references to fixed terms
- Clarify the periodic tenancy structure
- Include updated notice period information
- Reference new tenant and landlord rights
Action: Don't sign any new fixed-term ASTs that will still be running when the Act takes full effect. Consider consulting a property solicitor to draft compliant tenancy agreements ahead of implementation.
4. Strengthen Your Record-Keeping
Under the new system, you'll need evidence to use Section 8 grounds. Start documenting everything now:
Financial Records:
- Detailed rent ledgers showing every payment/missed payment
- Bank statements proving rent deposits
- Receipts for all property expenses and maintenance
Communications:
- All written correspondence with tenants (emails, letters, texts)
- Records of phone calls (date, time, summary)
- Inspection reports and photos (dated and time-stamped)
- Maintenance request logs and completion evidence
Property Condition:
- Move-in and periodic inspection reports with photos
- Dated evidence of property condition throughout tenancy
- Records of repairs and improvements
Why This Matters: If you need to use Ground 1B (sale) or Ground 8 (arrears), you'll need to prove your case. Tribunals and courts will scrutinize your evidence closely.
5. Consider Your Long-Term Strategy
The Renters' Rights Act is prompting many landlords to reassess their investments. Ask yourself:
Are you in it for the long term?
- Longer tenancies mean more stability (less void periods, less turnover costs)
- Good tenants who feel secure may stay 3-5+ years
- Compliance costs are rising (EPC upgrades, ombudsman fees, database registration)
Is now the time to sell?
- Some London landlords are exiting before the changes take full effect
- Property values remain relatively strong in many London boroughs
- If you're selling, remember you'll still need to wait out notice periods for existing tenancies
Should you work with a letting agent?
- Agents will handle the complex new compliance requirements
- They'll manage the new database registration and ombudsman membership
- Costs typically 8-12% of rent, but may save you time and legal headaches
Action: Run the numbers. Calculate your actual rental yield after costs, factor in upcoming expenses (EPC upgrades, database fees, ombudsman membership), and decide if the investment still makes financial sense.
The Private Rented Sector Database: What It Means
One of the lesser-discussed but significant changes is the creation of a new Private Rented Sector Database that all landlords must register with.
What Information You'll Need to Provide
According to the Act, landlords of assured and regulated tenancies must register:
- Landlord personal details (name, contact information)
- Property address and basic details
- Tenancy information (start date, rent amount)
- Safety certificate compliance status
- Licensing information (if applicable in your London borough)
Why It's Being Created
The database will:
- Provide a "one-stop shop" for landlords to access government guidance
- Allow effective communication of regulatory changes to landlords
- Give tenants transparency about their landlord's registration and compliance
- Enable local authorities to enforce regulations more effectively
- Potentially be used for licensing purposes in selective/additional licensing areas
Penalties for Non-Registration
Landlords who market or let properties without registering on the database will face:
- Financial penalties (amounts to be determined in regulations)
- Inability to use Section 8 eviction grounds except for serious anti-social behaviour (Grounds 7A and 14)
- Potential rent repayment orders
Important: If you're not registered on the database when it launches, you cannot evict tenants using most Section 8 grounds—even for serious rent arrears or if you want to sell. This is designed to incentivize rapid registration and compliance.
Action When Available: Register on the database immediately when it launches. Set reminders to update information when circumstances change (new tenancy, rent increase, certificate renewals).
The New Ombudsman Scheme
The Renters' Rights Act creates a mandatory Private Rented Sector Ombudsman that all landlords must join.
How It Will Work
For Tenants:
- Free dispute resolution service
- Binding decisions on complaints
- Faster resolution than court proceedings
- Can compel landlords to take action
For Landlords:
- Membership fee (amount TBD but likely £50-100/year)
- Mediation services to resolve disputes before escalation
- Protection from vexatious complaints
- Clear dispute resolution process
Ombudsman Powers: The ombudsman can order landlords to:
- Issue formal apologies
- Provide information or documentation
- Take remedial action (repairs, compliance)
- Pay compensation to tenants (up to specified limits)
What Disputes It Will Cover
The ombudsman can handle complaints about:
- Delays or failure to carry out repairs
- Deposit disputes
- Communication issues
- Harassment or illegal eviction attempts
- Failure to meet legal obligations
What It Won't Cover:
- Rent level disputes (separate process)
- Tenancy agreement disputes requiring legal interpretation
- Complex legal matters better suited to courts
Action: Budget for annual ombudsman membership fees once the scheme launches. View it as insurance—good dispute resolution can prevent costly court cases.
Awaab's Law: Damp and Mould Requirements
Awaab's Law was introduced following the tragic death of 2-year-old Awaab Ishak from prolonged exposure to mould in social housing. It's now being extended to the private rented sector under the Renters' Rights Act.
What Awaab's Law Requires
Landlords will be legally required to:
- Investigate reported damp and mould within 14 days
- Start repairs within a specified timeframe (likely 7-14 days)
- Complete repairs within a maximum period (likely 28-42 days depending on severity)
If you fail to meet these deadlines:
- Tenants can report you to the local authority
- You may face enforcement action and fines
- Tenants may be able to claim rent repayment orders
- Serious or repeated failures could result in prosecution
Timeline for Implementation
A consultation on the specific timeframes and procedures is expected in early 2026. Full implementation is likely 18 months after Royal Assent (around April 2027), but check government guidance for confirmation.
What You Should Do Now
Property Inspection:
- Check all properties for signs of damp, condensation, or mould now
- Address any issues immediately—don't wait for the regulations
- Install adequate ventilation (extractor fans, dehumidifiers if needed)
- Ensure heating systems are functional and energy-efficient
Education:
- Provide tenants with guidance on preventing condensation (ventilation, heating)
- Document that you've provided this information
- Make it clear how tenants should report damp/mould issues
Maintenance Plans:
- Establish relationships with reliable contractors who can respond quickly
- Budget for potential urgent repairs
- Keep records of all damp/mould reports and your responses
Frequently Asked Questions
When exactly does Section 21 end?
Section 21 will be abolished when the main provisions of the Renters' Rights Act come into force—expected sometime in 2026. The government will provide advance notice (likely several months) before the official commencement date. Until then, Section 21 remains valid, but any unexpired Section 21 notice will only be valid for possession claims in the first three months after commencement.
Can I still evict problem tenants?
Yes. The reformed Section 8 includes strengthened grounds for serious rent arrears, anti-social behaviour, property damage, and criminal activity. Mandatory grounds (like serious arrears) mean the court must grant possession if you prove your case. For serious anti-social behaviour, you can even start proceedings immediately without waiting.
What happens to my existing fixed-term ASTs?
When the Act's main provisions come into force, all existing ASTs—including mid-fixed-term tenancies—will automatically convert to periodic assured tenancies. Your tenants don't need to sign anything, and they don't get a free pass to break their current obligations. You'll need to provide them with written information about the new rules within the first month after commencement.
Can I still increase rent?
Yes, but the process changes. You'll use a Section 13 notice to propose annual rent increases, and they must be in line with the local market (not arbitrary). If tenants dispute an increase as excessive, they can challenge it at tribunal, and the tribunal will set the rent based on market rates. There are also restrictions on how much rent you can require in advance.
Do I need a landlord license in London?
It depends on your borough. Many London boroughs have selective or additional licensing schemes that already require licensing for certain properties or areas. The new Private Rented Sector Database is separate from licensing but may be used by councils to enforce licensing requirements. Check your borough council's website to see if you need a license.
What if I want to sell my property?
You can use Ground 1B (intention to sell) to regain possession, but only after the first 12 months of a tenancy. You'll need to give 4 months' notice and provide evidence of your genuine intention to sell. After possession, you cannot re-let the property for at least 3 months. This prevents abuse of the ground while protecting your right to exit the market.
How much will compliance cost?
Costs will vary depending on your property's condition and your current compliance status. Budget for:
- EPC upgrade to C rating: £1,000-5,000+ (if required)
- EICR certificate: £150-300 every 5 years
- Gas safety certificate: £60-90 annually
- Ombudsman membership: £50-100 annually (estimated)
- Database registration: TBD (possibly free or nominal fee)
- Legal costs if you need to update tenancy agreements: £200-500
Total estimated additional annual costs: £250-500 ongoing, plus one-time upgrade costs if needed.
Should I just sell up and exit the market?
This is a personal decision based on your financial situation and investment goals. Some London landlords are exiting due to increased regulation and costs. However, others see opportunities:
- Longer tenancies mean lower void periods and turnover costs
- Good properties in high-demand London areas will always attract quality tenants
- Professionalizing the sector may drive out rogue landlords, benefiting compliant landlords
- Rental demand in London remains strong with continued undersupply
Run a detailed financial analysis factoring in all costs, and consult with a tax advisor about capital gains implications if selling.
Resources & Next Steps
Official Government Resources
Primary Legislation:
Landlord Obligations:
Energy Performance:
Landlord Support Organizations
National Residential Landlords Association (NRLA):
- NRLA Renters' Rights Hub
- Member resources, compliance checklists, webinars
- Membership includes legal advice and tenancy agreement templates
Professional Organizations:
- Association of Residential Letting Agents (ARLA Propertymark)
- UK Association of Letting Agents (UKALA)
- Royal Institution of Chartered Surveyors (RICS)
London-Specific Resources
London Borough Licensing Information:
- Each London borough has different licensing requirements
- Check your borough council website under "landlord licensing"
- Many boroughs have selective or additional licensing schemes
London Councils:
Take Action Now: Your 30-Day Compliance Plan
Don't wait until implementation day. Use this 30-day plan to get ahead:
Week 1: Assessment
- Read the full government guidance on GOV.UK
- Audit all current tenancies (dates, documents, compliance)
- Check property safety certificates (EPC, EICR, gas, alarms)
- Review rent payment history for all tenants
Week 2: Property Standards
- Inspect all properties for damp, mould, hazards
- Order EPC assessments if certificates are old or missing
- Schedule EICR if over 5 years since last test
- Budget for necessary upgrades or repairs
Week 3: Documentation & Systems
- Set up digital record-keeping system
- Organize all tenancy documents in one place
- Create rent ledger template with payment tracking
- Draft inspection report template with photo capability
Week 4: Professional Support
- Consult with property solicitor about tenancy agreements
- Contact NRLA or letting agent about membership/services
- Join landlord webinars or training sessions
- Subscribe to government email alerts for implementation dates
Ongoing:
- Monitor GOV.UK for implementation timeline announcements
- Stay informed via NRLA or landlord forums
- Register on PRS Database immediately when available
- Join Ombudsman scheme when launched
Ready to Stay Compliant?
The Renters' Rights Act 2025 is the biggest shake-up of the rental market in a generation, but it doesn't have to be overwhelming. By understanding the changes, preparing your properties, and maintaining excellent records, you can continue to be a successful landlord in London's competitive rental market.
Key Takeaways:
- Section 21 is abolished, but Section 8 gives you strengthened grounds to regain possession for legitimate reasons
- You can still sell or move back into your property—just not in the first 12 months of a tenancy
- The 12-month protection period gives tenants security while allowing you to plan ahead
- Property standards and record-keeping are now more important than ever
- Early preparation is your best strategy—don't wait for full implementation
List your property on FTR London to connect with quality tenants who value long-term stability. Our platform supports compliant landlords and helps you find renters looking for secure, well-maintained London homes.
List Your London Property | Read: London Landlord Compliance Checklist 2025
Have questions about the Renters' Rights Act or how it affects your London rental property? Share your concerns in the comments below—our community is here to help!
Important Legal Disclaimer
This guide provides general information on the Renters' Rights Act 2025 as of January 2025. Laws and implementation details are subject to change as regulations are published. Always:
- Verify current requirements at Gov.uk/being-a-landlord
- Consult a property solicitor for specific legal advice
- Check your local council for licensing and enforcement procedures
- Review official government guidance before taking action
FTR London is not a legal advisory service. This content does not constitute legal advice. For complex situations or formal proceedings, seek professional legal counsel.
Last verified: January 2025
Next review: Upon publication of commencement regulations
