Advice for London landlords and tenants ahead of the Renters’ Rights Act implementation
Phase one of the Renters’ Rights Act (RRA) comes into force on 1 May 2026, and with it brings about the most significant overhaul of the private rental sector in a generation.
While the Act will see new responsibilities introduced, it will also offer an opportunity for landlords to strengthen their practices with a clear compliance regulation to adhere to and expectations to reach. For tenants, the Act will provide them with greater security and stability.
Here’s a practical guide from lettings experts at Kinleigh Folkard & Hayward (KFH) to help landlords and tenants in London adjust with confidence and clarity.
Talk to your letting agent
If you use a letting agent, check in with them to make sure they’re prepared for the changes too. A clear understanding of the Act and your obligations will help ensure a smooth transition, and a good letting agent will be ready to help guide you through these changes.
Understand the changes to possession rules
One of the most important elements landlords need to understand under the new framework is the rules around possession. The removal of Section 21 is a big shift, but landlords should feel reassured that the updated grounds for possession cover all common reasons for needing to reclaim a property. The best agents will review possession grounds with clients, so they understand how and when they apply, and will ensure that documentation and records are kept safe and up to date, should they ever be required.
Know your rights when it comes to requesting pets
From 1st May, tenants will have a formal right to request permission to keep a pet, and this should be a welcome change for both landlords and tenants.
Landlords will no longer be able to refuse pet requests without a valid reason and must respond to all pet requests on a case-by-case basis within 28 days. Where a refusal is necessary, they must clearly demonstrate that the request is unreasonable or unfeasible, for example, due to lease restrictions. Service animals must always be permitted.
Renters should make sure they know their rights – for example, landlords cannot ask for an additional ‘pet deposit’ to cover damage caused by any pets. However, landlords should not be concerned by this. You can still indicate a preference to let your property as ‘no pets’, and with managing agents in place, you can rely on them to remove any uncertainty and stress by conducting thorough tenant referencing, regular property inspections and offering comprehensive insurances.
Keep good records and documentation
Having clear records of agreements, inspections and communications will be more important than ever. A well-organised system can make compliance easier and support positive tenant interactions, including maintenance requests. Landlords may find it beneficial to work with partner agents who offer online software to help with record keeping and to manage the additional requirements.
Be aware of important dates
Alongside the broader reforms, there are administrative responsibilities that must be prioritised. By 31st May, tenants should receive the prescribed government information explaining the new Act. Where a property is managed by an agent, responsibility for issuing this rests with the agent, regardless of whether the landlord has already provided it.
Failure to supply tenants with the sheet by the deadline could result in fines of up to £7000. For tenants, keep an eye out for this information – it must be provided as a physical hard copy or as a PDF attachment via email or text.
Stay informed and seek expert advice
We understand that change brings uncertainty and the right expertise and advice is essential. With expert guidance, landlords and tenants can navigate the new status quo with confidence. As agents, we can advise that market fundamentals mean property remains a resilient long-term investment. What’s new is a framework that encourages consistency, accountability and better outcomes for all parties.
At KFH, we believe the Renters’ Rights Act will raise the bar across the sector. It’s a chance to reinforce professionalism, build stronger tenancies and support landlords and tenants alike through a period of adjustment.
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