What the Renters’ Rights Act means for landlords and tenants

Peter Charalambides, CEO of The Upper Room, a west London charity based in W12 which has supported homeless people, economic migrants and ex-offenders since 1990, sets out what The Renters’ Rights Act changes, what it doesn’t, and what it means in practice

Peter Charalambides

Guest blog by Peter Charalambides

The Renters’ Rights Act came into force on 1 May 2026, marking one of the most significant changes to the private rented sector in a generation. For many people across London, whether you are renting a flat, letting out a property, or working in housing, this is not just another policy change.

It will shape how renting works in practice for years to come

At its heart, the Act is about rebalancing the relationship between landlords and tenants. For a long time, many renters have lived with a degree of uncertainty, while landlords have had broad flexibility in how they manage tenancies.

This new framework aims to create a system that is more stable and transparent, though like any reform, it brings both benefits and challenges.

The most widely discussed change is the end of so called “no fault” evictions. Landlords can no longer ask tenants to leave without giving a clear and valid reason. For tenants, this is a meaningful shift.

It allows people to plan their lives with more confidence, without the underlying worry of being asked to move on at short notice.

That said, landlords still have the right to regain possession of their property. They can do so if they intend to sell, move in themselves, or where there are issues such as rent arrears or breaches of the tenancy.

The key difference now is that these reasons must be evidenced and follow a defined legal process.

Alongside this, there are some immediate and practical steps landlords need to take. The most pressing is the requirement to issue the official Renters’ Rights Act Information Sheet to all existing tenants by 31 May 2026.

This ensures tenants understand their rights under the new system.

Beyond that, the shift is less about entirely new tasks and more about tightening practice. Landlords will need to ensure they are using the correct legal grounds if seeking possession, keeping clear records, and maintaining consistent and well documented communication with tenants.

For those already operating professionally, this will feel familiar, but expectations are now clearer and more consistently applied.

A question that comes up frequently is what happens to existing tenancies.

Assured Shorthold Tenancies, which have been the standard for many years, will not need to be replaced overnight.

Instead, they transition into the new system. Fixed term agreements move into periodic tenancies, meaning tenants continue on a rolling basis with the new protections in place.

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There is no requirement to issue a completely new tenancy agreement simply because the law has changed, although it is sensible for landlords to review their documents over time.

This move to a single system is significant. Rather than running different rules side by side, the sector becomes more consistent, which should reduce confusion in the longer term.

For landlords, the overall picture is mixed. Greater clarity and more stable tenancies can be positive.

A tenant who stays longer can reduce turnover and provide more predictable income.

However, there are understandable concerns, particularly around how quickly possession can be regained when needed.

Much will depend on how efficiently the court system operates in practice.

For tenants, the changes are largely about security and fairness.

The Act strengthens their ability to challenge poor conditions and reduces the risk of eviction when raising legitimate concerns.

In principle, this should lead to better standards across the sector, although enforcement will be key.

Stepping back, it is important to recognise what this legislation does not do.

It does not increase the supply of housing. And in places like Hammersmith and Fulham, where demand is already high, that remains a central issue.

If landlords feel the system has become too restrictive, some may choose to leave the market, which could reduce supply further.

Equally, without reform, many tenants would continue to face instability. The challenge is finding a balance that works in the real world.

At The Upper Room, we see the human side of housing insecurity every day. People arriving for a hot meal are often dealing with far more than food poverty.

Housing instability sits at the centre of many of their challenges, affecting work, health, and overall wellbeing.

Greater stability in the rental sector has the potential to prevent some of these situations before they reach crisis point.

In practical terms, the questions we are now hearing tend to be quite straightforward. Landlords want to know whether they need to issue new tenancy agreements, and the answer is no.

Tenants want to know whether they can still be asked to leave, and the answer is yes, but only where there is a clear and lawful reason.

Both sides are trying to understand what has really changed and what remains the same.

The Renters’ Rights Act is, ultimately, a step in the right direction, but it is not a complete solution.

Its success will depend on how it is implemented, how well systems function, and whether it is supported by wider efforts to increase genuinely affordable housing.

If you are a tenant or landlord looking to understand the changes in more detail, the Government has published clear guidance online, and organisations such as Citizens Advice and Shelter offer practical, accessible support. (Links below)

At The Upper Room, we will continue to support those most affected by housing insecurity, whether through advice, practical help, or simply offering a place where people are treated with dignity and respect.

Citzens Advice: Preparing to rent from a private landlord
Shelter: Renters’ Rights Act: changes for private tenants
Government guidlines: Renters’ Rights Act overview for tenants

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