What the Renters’ Rights Act Means for Wandsworth Landlords Now It Is in Force

The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025, and its main private-tenancy reforms took effect in England on 1 May 2026. 

Section 21 Has Ended

Landlords can no longer serve a new Section 21 “no-fault” notice. Possession must normally be sought through an applicable Section 8 ground. Transitional rules still apply to valid notices served before 1 May 2026.

Ground 1 allows possession where the landlord or a qualifying family member needs to occupy the property. Ground 1A applies where the landlord intends to sell. Both generally require 4 months’ notice and cannot take effect during the tenancy’s first 12 months.

Mandatory Ground 8 requires at least 3 months’ rent arrears for monthly tenancies, or 13 weeks for weekly or fortnightly rent, both when notice is served and at the hearing. The notice period is 4 weeks. 

Tenancies and Rent Increases

Most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026. They now continue on a rolling basis without a fixed end date. Most landlords also had to provide the official Renters’ Rights Act Information Sheet by 31 May 2026; failure can attract a civil penalty of up to £7,000.

Rent can generally be increased only once every 12 months using Form 4A under Section 13, with at least 2 months’ notice. Tenants can challenge an increase above the open-market rent at the First-tier Tribunal. A rental yield calculator and free letting valuation can support a realistic proposal.

Other Rules Now in Force

Landlords and agents cannot invite or accept bids above the advertised rent, discriminate against applicants because they have children or receive benefits, or refuse a pet request without a valid reason.

Awaab’s Law and the Decent Homes Standard have not yet been extended to private landlords; commencement remains subject to consultation. The PRS Database is expected to begin rolling out from late 2026. 

Managing the Increased Compliance Burden

Lets Find A Home’s full management service is advertised at 13%, with no VAT currently charged and no referral fees added to contractor invoices. Separate charges may apply, as shown on the additional fees page. Landlords wanting a lighter service can consider the letting only service.

The guide to letting, landlords page and blog provide further information. You can also review the testimonials page and residential buy to let guidance.

Book a free, no-obligation letting valuation or call 020 8870 5800 for a review of your current letting arrangements.