Renters’ Rights Act 2025: a landlord’s guide for East London and Essex
The Renters’ Rights Act 2025 became law on 27 October 2025, and its main tenancy changes started on 1 May 2026. They cover tenancies already running, not just new ones. For landlords in boroughs with selective licensing, the two sets of rules now work together.
No-fault evictions have ended
Section 21 notices can no longer be served. Possession now relies on the grounds in Section 8 of the Housing Act 1988, as amended: for example selling, moving in yourself or a close relative, rent arrears or anti-social behaviour. Selling and moving-in grounds cannot be used in the first 12 months of a tenancy, and the mandatory arrears ground now needs three months of unpaid rent.
Any Section 21 notice served before 1 May 2026 had to be followed by court proceedings no later than 31 July 2026.
Every tenancy rolls month to month
Fixed terms are gone for assured tenancies. Tenants can leave on two months’ notice at any point, so keeping good tenants matters more than ever.
Rent rises
- Once a year, using a Section 13 notice with at least two months’ notice
- Rent review clauses in agreements no longer apply
- A tenant can challenge the increase at the First-tier Tribunal, which cannot set a rent above the market rate or above the figure the landlord proposed
Lettings and applications
- Advertise a fixed asking rent and do not accept bids above it
- Take no more than one month’s rent in advance
- Do not refuse applicants because they have children or receive benefits; affordability checks still apply
- Respond in writing within 28 days to a request to keep a pet, and do not refuse unreasonably
Where licensing comes in
In Barking and Dagenham, and in licensed wards of Redbridge and Havering, an unlicensed property limits your ability to regain possession. With Section 21 gone, a valid licence and good records are what make a Section 8 claim work.
Next stages
A landlord database, a landlord ombudsman and a Decent Homes Standard for private renting are due to follow. Their start dates are set by regulations and may move.
We move every managed tenancy onto compliant paperwork. See property management or licensing and compliance.
Checked on 4 November 2026. General information, not legal advice. Shelter on the end of Section 21.
