The introduction of the Renters’ Rights Act marks a major shift in rental property management for London landlords, with phase one taking effect on 1 May 2026. The changes reshape responsibilities across the private rented sector, while also setting clearer expectations for both landlords and tenants.
Although the legislation introduces new compliance requirements, it also creates a more structured framework for managing tenancies. Landlords can use this clarity to strengthen processes, while tenants gain greater stability and security.
Guidance from Kinleigh Folkard & Hayward highlights how both groups can prepare for the transition.
Engage with letting agents
Landlords working with letting agents should check how prepared their agent is for the incoming rules. A strong understanding of the legislation will support a smoother transition and reduce the risk of compliance issues.
Agents are expected to play a central role in helping landlords interpret obligations and adapt processes. Regular communication will help ensure both parties remain aligned as the changes take effect.
Understand possession rule changes
The removal of Section 21 represents one of the most significant reforms within the Renters’ Rights Act. While this removes the ability to issue ‘no-fault’ evictions, updated possession grounds are designed to reflect the most common scenarios where landlords may need to regain control of a property.
Letting agents will typically review these grounds with landlords, explaining how and when they apply. Keeping accurate and up-to-date documentation will be critical if possession is required under the revised framework.
Pet requests and landlord responsibilities
Tenants now have a formal right to request permission to keep a pet. Landlords must assess each request individually and respond within 28 days.
Refusals must be supported by a valid reason. For example:
- lease restrictions that prohibit pets
- practical limitations within the property
Service animals must always be accepted.
Tenants should also understand that landlords cannot request an additional ‘pet deposit’. However, landlords can still indicate a preference for no pets when marketing a property. With managing agents in place, risks can be mitigated through:
- detailed tenant referencing
- regular property inspections
- appropriate insurance cover
- Record keeping becomes more important
Clear and accessible records will play a larger role under the new rules. Landlords should maintain organised documentation covering:
- tenancy agreements
- inspection reports
- communication with tenants
Digital tools offered by letting agents may help streamline record-keeping and support compliance with the additional requirements.
Key deadlines and compliance
Administrative responsibilities will also tighten. By 31 May, tenants must receive prescribed government information explaining the new legislation.
Where a property is managed by an agent, responsibility for issuing this information sits with the agent, regardless of whether the landlord has already shared it.
Failure to meet this requirement can result in fines of up to £7000. Tenants should expect to receive the information either as a printed document or a digital copy via email or text.
Adapting to the new framework
The transition introduces a different operating environment for rental property management. While uncertainty may remain during the early stages, access to professional advice will help landlords and tenants adjust more effectively.
Market fundamentals continue to support property as a long-term investment. The updated framework places greater emphasis on consistency and accountability, which may improve standards across the sector.
Kinleigh Folkard & Hayward maintains that the Renters’ Rights Act raises expectations across the private rented sector, offering an opportunity to strengthen professionalism and support more stable tenancies as the market adjusts.
