Renters’ Rights Act Update: What Grange London Landlords Need to Know
The Government has now confirmed the implementation roadmap for the Renters’ Rights Act, representing the biggest change to the private rented sector in over 30 years.
At Grange London, we are already preparing for these reforms so that your properties remain compliant, protected, and professionally managed throughout the transition.
Below is a clear, high-level summary of what’s changing — and how we will support you.
When Are the Changes Happening?
The reforms will be introduced in phases:
From 1 May 2026 – Major tenancy and possession reforms take effect.
From late 2026 – The new Private Rented Sector Ombudsman and Landlord Database will launch.
We are closely monitoring all regulatory guidance and will manage implementation on your behalf.
End of Section 21 (No-Fault Evictions)
Section 21 will be abolished in England.
All tenancies will move to a single system of periodic assured tenancies (rolling agreements). Landlords will only be able to regain possession using specific legal grounds.
However, you will still be able to regain possession where genuinely required, including:
- Selling the property
- Moving back in yourself
- Housing a close family member
- Serious rent arrears
- Anti-social behaviour
There will be safeguards, including:
- A 12-month protected period at the start of a tenancy before using the “sell” or “move in” grounds
- A 4-month notice period for these grounds
Our team will ensure possession processes are handled correctly and strategically when required.
Rent Increases – Once Per Year
Rent increases will be limited to once every 12 months, using a formal Section 13 notice with a minimum of two months’ notice.
Tenants will retain the right to challenge excessive increases at Tribunal.
This makes accurate market pricing more important than ever. Grange London will continue to provide evidence-based rental valuations to protect both your income and compliance.
Pets in Rental Properties
Tenants will have the right to request permission for pets.
Landlords must not unreasonably refuse and must respond within 28 days.
You may still protect your property, including requiring appropriate pet insurance.
We will guide you through assessing requests appropriately and documenting decisions correctly.
Ban on Rental Bidding
Landlords and agents will no longer be permitted to accept offers above the advertised rent.
Clear and accurate pricing from the outset will therefore be essential — something we already prioritise to ensure fairness and strong applicant quality.
Limits on Rent in Advance
Landlords will only be able to request one month’s rent in advance for new tenancies.
This will standardise upfront payments across the sector.
Stronger Enforcement & Compliance
The reforms will introduce:
- Increased enforcement powers for local authorities
- Civil penalties for non-compliance
- Expanded Rent Repayment Orders
- Restrictions on gaining possession if legal requirements (such as deposit protection or database registration) are not met
- Professional management and robust compliance processes will be more important than ever.
Private Rented Sector Ombudsman (Late 2026)
A new mandatory Ombudsman scheme will apply to all landlords in England — even if you use a managing agent.
This provides a structured dispute resolution process outside the courts.
We will manage membership requirements and ensure you are correctly registered when the scheme launches.
Private Rented Sector Database (Late 2026)
A national landlord database will be introduced.
Registration will be required in order to rely on certain possession grounds.
Grange London will oversee registration requirements and ensure your properties are fully compliant ahead of deadlines.
Decent Homes Standard
The Act enables the introduction of a strengthened Decent Homes Standard to the private rented sector.
Well-maintained properties that already meet current safety regulations are likely to be well positioned — but we will review portfolios carefully as further detail is released.
What This Means for You
These reforms are designed to professionalise the sector and improve standards.
For proactive, well-managed landlords, the impact can be managed smoothly — provided compliance is handled correctly and strategy is adjusted where needed.
At Grange London, we are:
✔ Reviewing all managed tenancies ahead of May 2026
✔ Updating documentation and internal processes
✔ Preparing landlord guidance on possession strategy
✔ Monitoring all secondary legislation and consultation updates
✔ Ensuring rental pricing strategies remain compliant and competitive
We’re Here to Protect Your Investment
The regulatory landscape is changing — but your long-term success in the sector remains entirely achievable with the right structure and advice.
If you would like to discuss how these reforms affect your specific property or portfolio, please contact our team
