The Renters’ Rights Act 2025 is now law and will completely change how renting works in England. It confirms the abolition of Section 21 “no fault” evictions and replaces fixed term assured shorthold tenancies with a new system of periodic tenancies that can only be ended on specific legal grounds. GOV.UK+2macfarlanes.com+2
For landlords and tenants in East and South East London, this is the biggest shift in a generation. Areas such as Whitechapel, Stratford, Lewisham, Greenwich, Southwark, Barking and Dagenham and Newham already have intense rental demand, and the new rules will shape how those local markets work from 2026 onwards.
This guide explains the key changes in the Renters’ Rights Act 2025, the timeline, and the practical steps landlords and tenants should take now.
1. What is the Renters’ Rights Act 2025?
The Renters’ Rights Act 2025 is the legislation that grew out of the earlier Renters Reform Bill. It received Royal Assent on 27 October 2025 and is now on the statute book as a full Act of Parliament. GOV.UK+2Bills Parliament+2
The headline aims are to:
End Section 21 “no fault” evictions.
Move to periodic tenancies that roll until either side ends them on proper grounds.
Strengthen tenant protections around rent increases, discrimination and poor standards.
Introduce new enforcement tools, a landlord database and an ombudsman to deal with disputes. GOV.UK+2GOV.UK+2
For the official overview, see the government’s own [guide to the Renters’ Rights Act]GOV.UK and the full Act text on [legislation.gov.uk]Legislation.gov.uk.
2. When do the new rules start?
The government has published an implementation roadmap which confirms that the new tenancy regime begins on 1 May 2026, in Phase 1 of the reforms. GOV.UK+2Gowling WLG+2
Key timing points:
1 May 2026 – all existing and new private tenancies in England switch to the new periodic system. Section 21 can no longer be used for new notices on that date. Goodlord Blog+4GOV.UK+4Propertymark+4
Up to 30 April 2026 – landlords can still serve valid Section 21 notices under the old rules. NRLA+1
Up to 31 July 2026 – the courts will continue to process Section 21 cases where the notice was served before 1 May 2026 and the claim is issued in time. After that, Section 21 will effectively be dead. NRLA+2Passle+2
Late 2026 and beyond – later phases will bring in the landlord database, new ombudsman and the private rented sector Decent Homes Standard. The Negotiator+2BCLP+2
Landlords in East and South East London therefore have a short window to prepare their portfolios and processes before May 2026.
3. Key changes at a glance
Here are the main changes that matter for London landlords and tenants.
Abolition of Section 21 “no fault” evictions
Section 21 notices will be abolished from 1 May 2026. Landlords will only be able to recover possession using specific grounds under Section 8, such as serious rent arrears, anti social behaviour, wanting to sell, or needing to move in themselves. BCLP+4GOV.UK+4Local Government Lawyer+4
All tenancies move to periodic
Fixed term assured shorthold tenancies will go. All private tenancies will become open ended periodic tenancies, with tenants able to give notice and leave, and landlords able to seek possession only on legal grounds. GOV.UK+2Propertymark+2
Limits on rent increases and bidding wars
Rent increases will be limited to once per year, using a formal process that tenants can challenge at tribunal if the increase is clearly above market.
“Bidding wars”, where tenants are pressured to offer above the advertised rent, will be banned. The property must be offered at the listed price. The Sun+3GOV.UK+3Goodlord Blog+3
Protection from discrimination
Landlords and agents will not be allowed to refuse tenants purely because they receive benefits or have children. This is particularly relevant in London where many renters rely partly on benefits to meet high rents. GOV.UK+2Goodlord Blog+2
Rules on rent in advance and deposits
The Act will cap how much rent can be taken in advance at the start of a tenancy, normally one month, which will help with affordability for many London renters. Deposit rules under existing legislation continue to apply. Goodlord Blog+2Maskells+2
Right to request pets
Tenants will gain a clearer right to request a pet, and landlords will not be able to refuse unreasonably, although they can require sensible conditions or pet related insurance. GOV.UK+2mhclgmedia.blog.gov.uk+2
Landlord database, ombudsman and Decent Homes Standard
Later phases will introduce:
A national database of private landlords and properties.
A private landlord ombudsman to deal with complaints without immediate court action.
Application of the Decent Homes Standard to the private sector, with Awaab’s Law style time limits on serious hazards. BCLP+4GOV.UK+4NRLA+4
4. What this means for landlords in East and South East London
Landlords in boroughs such as Tower Hamlets, Newham, Southwark, Lewisham, Greenwich and Barking and Dagenham are operating in some of the busiest rental markets in the country. Many of these areas have high proportions of private renters and strong demand from students, key workers and professionals. Talbots Law+2Local Government Lawyer+2
Under the Renters’ Rights Act 2025:
Possession becomes more evidence based. You will need clear documented grounds, such as serious arrears or plans to sell, before you can regain possession. Poor paperwork and weak processes will be punished. Pinsent Masons+2NRLA+2
Turnover becomes slower and more deliberate. Tenants gain more security, so strategies based on constant churning and re-letting at higher rents will be harder to sustain.
Compliance risk rises. Councils will gain new powers and funding to enforce standards, although recent analysis shows enforcement capacity varies widely across England. The Guardian+2Local Government Lawyer+2
Good management becomes essential. Proper referencing, clear tenancy agreements, accurate records and professional handling of arrears and repairs will be key to keeping control.
For landlords with portfolios in East and South East London, the Act is not a reason to exit the market, but it is a clear signal to professionalise.
5. What this means for tenants in East and South East London
Tenants in areas like Whitechapel, Stratford, Woolwich, Lewisham and Deptford gain several important protections:
More security of tenure. With Section 21 removed, you cannot be evicted without a legal reason. The government guidance confirms that landlords will need to rely on specific grounds in law and give proper notice. GOV.UK+2Local Government Lawyer+2
Ability to challenge unfair rent rises. If a landlord tries to impose a clearly above market increase, tenants can ask a tribunal to decide. GOV.UK+2mhclgmedia.blog.gov.uk+2
Protection on arrears that are temporary. The guidance indicates a higher threshold and longer notice periods before landlords can use mandatory arrears grounds, giving more time to sort short term problems. GOV.UK
Stronger rights around discrimination and pets. It will be unlawful to refuse applicants just because of benefits or family status, and pet requests must be treated fairly. The Sun+2mhclgmedia.blog.gov.uk+2
Tenants still have responsibilities: to pay rent, look after the property, avoid anti social behaviour and respond promptly to communications. The Act is not a “free pass” to ignore agreements.
For independent advice, tenants can refer to organisations such as Shelter, which has long campaigned for these changes, and to their local council housing options team. Shelter England+1
6. Practical steps for landlords to take now
Here is a practical checklist for landlords in East and South East London between now and May 2026.
Review your tenancy schedule
List every property and tenancy, including start date, rent, deposit details and current tenancy type.
Identify which tenants are likely to stay long term and which properties you may want to sell or repurpose after 2026.
Tighten referencing and documentation
Use robust referencing that checks income, credit history and previous landlord references.
Make sure every tenancy has a clear written agreement that will dovetail into the new periodic regime.
Store evidence of inspections, repairs and communications. These records will matter if you ever need to rely on new Section 8 grounds. Pinsent Masons+2NRLA+2
Plan around the Section 21 cut off
If you have problem tenancies where you genuinely intend to seek possession under Section 21, get specialist advice on the timetable and do not leave it to the last minute before the 30 April and 31 July 2026 deadlines. Propertymark+3NRLA+3Passle+3
Refresh rent and yield strategy
Work with a local agent to set sustainable rents in line with the market, rather than relying on frequent large increases.
Focus on minimising voids and attracting good long term tenants instead of maximising rent at every renewal.
Decide how you will manage compliance
Consider whether you still want to self manage, or whether a fully managed service would reduce your risk, especially if you have multiple properties across East and South East London.
7. Practical steps for tenants
Tenants in East and South East London can start preparing too:
Know your tenancy. Keep a copy of your agreement and any Section 21 notices served, and get advice if you are unsure what they mean.
Budget and communicate. If you foresee difficulty paying rent, speak to your landlord or managing agent early and get independent advice rather than letting arrears build up.
Keep records. Save emails and messages about repairs and issues. Good records help if you ever need to challenge poor conditions under the new regime.
Understand your new rights. Read a plain English summary such as the government’s tenant [guide to the Renters’ Rights Act]GOV.UK+1 or the information from campaigning groups like Shelter. Shelter England
8. Helpful external resources
You can link out to these authoritative sources from your blog for added credibility:
Government news: “Historic Renters’ Rights Act becomes law” on GOV.UK. GOV.UK
Government policy paper: “Renters’ Rights Act 2025: Implementation roadmap”. GOV.UK+1
Government guide for tenants and landlords on the Act. GOV.UK
The National Residential Landlords Association (NRLA) FAQs on the Renters’ Rights Act. NRLA+1
Shelter’s campaign information on the Renters’ Rights Act. Shelter England
(When you build the page, you can turn these into standard external links.)
9. How Primeland Property can help
At Primeland Property, we work with landlords and tenants across East and South East London, with a strong focus on Whitechapel, Tower Hamlets and surrounding areas.
We can help you:
Review your existing tenancies for compliance with the Renters’ Rights Act 2025.
Plan rent reviews and pricing in line with the new rules.
Move your properties onto a fully managed service so you are not trying to navigate the new regime alone.
Find and retain high quality tenants in competitive markets like Whitechapel, Stratford, Lewisham, Greenwich and Barking.
Primeland Property
124 Whitechapel Road, London, E1 1JE
Tel: 0207 377 5445
Website: https://primelandproperty.co.uk/
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