Over 2.3 million landlords across England are now navigating the most significant shake-up to rental law in a generation — and many are still unprepared. The Renters' Rights Act 2025 received Royal Assent in March 2025, with key provisions taking effect from 1 May 2026. For landlords in Kingston upon Thames and across South West London, the clock is already ticking.
This Renters Rights Act 2025 landlord guide breaks down every major change, explains what it means in practice, and sets out clear steps to take right now — before compliance becomes a crisis.
⚠️ Note: Implementation dates and regulatory details are correct as currently announced but remain subject to government confirmation. Always verify the latest guidance from MHCLG or a qualified legal adviser.
Key Takeaways
- Section 21 "no-fault" evictions are abolished from 1 May 2026 — landlords must use specified grounds to regain possession.
- All assured shorthold tenancies automatically become periodic from the same date.
- EPC C is the proposed minimum standard for privately rented homes by 2030 (subject to final legislation).
- Condition surveys and energy assessments are now essential planning tools for landlords.
- Kingston upon Thames landlords face a competitive, high-demand market where compliance also protects asset value.
Table of Contents
- What Is the Renters' Rights Act 2025?
- Key Provisions From 1 May 2026
- The EPC C Requirement by 2030
- How This Affects Kingston Upon Thames Landlords
- What Landlords Should Do Now
- Renters Rights Act 2025 Landlord Guide: Compliance Checklist
- FAQ
- Conclusion
What Is the Renters' Rights Act 2025? {#what-is-the-renters-rights-act}
The Renters' Rights Act 2025 is landmark legislation that fundamentally restructures the private rented sector (PRS) in England. It builds on — and significantly expands — the earlier Renters (Reform) Bill, introducing stronger tenant protections while placing new legal obligations on landlords.
The Act covers:
- Abolition of Section 21 no-fault evictions
- Conversion of fixed-term tenancies to periodic tenancies
- Reform of Section 8 possession grounds
- A new Private Rented Sector Landlord Ombudsman
- A Decent Homes Standard for the PRS
- Restrictions on rent increases
- A ban on rental bidding wars
Key Provisions From 1 May 2026 {#key-provisions}
🚫 End of Section 21 Evictions
From 1 May 2026, landlords will no longer be able to serve a Section 21 notice to evict tenants without providing a legally specified reason. This applies to all tenancies — both new and existing.
To regain possession, landlords must rely on Section 8 grounds, which have been expanded and strengthened. New mandatory grounds include:
| Ground | Reason |
|---|---|
| Selling the property | Landlord intends to sell |
| Moving in | Landlord or close family member needs to occupy |
| Repeated rent arrears | Persistent non-payment history |
| Anti-social behaviour | Serious or persistent nuisance |
💡 Landlords who previously relied on Section 21 as a "backstop" must now ensure their tenancy management practices are watertight from day one.
🔄 Periodic Tenancies for All
From 1 May 2026, all assured shorthold tenancies (ASTs) will automatically convert to periodic tenancies — rolling month-by-month. Fixed-term tenancies will no longer be available for new lettings.
Tenants will be able to give two months' notice to leave at any time, offering greater flexibility. Landlords, by contrast, must rely on the reformed Section 8 grounds.
💷 Rent Increases
Rent increases will only be permitted once per year, and landlords must use the formal Section 13 process with proper notice. Tenants will have the right to challenge increases they consider above market rate through a First-tier Tribunal.
🏠 Decent Homes Standard
The Decent Homes Standard — previously only applicable to social housing — will extend to the PRS. Properties must be free from serious hazards, in reasonable repair, and have reasonably modern facilities. A structural survey in London can help identify whether a property currently meets this threshold.
The EPC C Requirement by 2030 {#epc-c-requirement}
Separately from the Renters' Rights Act, the government has proposed that all privately rented homes must achieve a minimum EPC rating of C by 2030. This is not yet enshrined in final legislation as of 2026, but landlords should treat it as a near-certain regulatory direction.
Currently, the minimum is EPC E. Moving from E or D to C can involve:
- Loft and wall insulation upgrades
- Double or triple glazing installation
- Boiler replacement or heat pump installation
- Solar panel installation
Costs vary significantly. A typical Victorian terrace in Kingston — of which there are many — could require £8,000–£20,000 in energy upgrades depending on its current condition. Budgeting now is far more manageable than a forced spend closer to the deadline.
For properties with shared walls or party wall implications, energy retrofit work may also trigger obligations under the Party Wall Act. Reviewing party wall insulation considerations before commencing works is strongly advisable.
How This Affects Kingston Upon Thames Landlords {#kingston-landlords}
Kingston upon Thames sits within one of London's most active rental markets. Proximity to Richmond Park, excellent transport links, and strong demand from young professionals and families make it a high-value area — but also one where regulatory non-compliance carries real financial risk.
Key local considerations include:
- Older housing stock: Much of Kingston's rental property dates from the Victorian and Edwardian eras, meaning EPC upgrades are likely to be more complex and costly.
- High rental values: Average rents in Kingston exceed £1,800/month for a two-bedroom flat, making void periods from possession disputes especially costly.
- Active enforcement: The Royal Borough of Kingston upon Thames has demonstrated a willingness to enforce housing standards.
Our chartered surveyors in Kingston regularly work with local landlords on compliance-related surveys and valuations. Neighbouring areas including Twickenham and Richmond face the same legislative pressures.
What Landlords Should Do Now {#what-to-do-now}
1. Commission a Condition Survey
A professional schedule of condition report creates a documented baseline of your property's state. Under the Decent Homes Standard, this becomes critical evidence if disputes arise. It also identifies repairs needed before the new standards bite.
2. Obtain an Up-to-Date EPC
If your EPC is more than five years old, commission a new one. Understand exactly what band your property sits in and what improvements would move it to C.
3. Commission a Damp and Energy Assessment
Damp is one of the most common Decent Homes Standard failures. A professional assessment — ideally from a chartered surveyor in South West London — will identify:
- Rising or penetrating damp
- Condensation risk
- Thermal bridging
- Ventilation deficiencies
4. Review and Update Tenancy Agreements
Work with a specialist landlord solicitor to ensure all agreements are compliant with the new periodic tenancy framework. Remove any fixed-term clauses that will become void after 1 May 2026.
5. Budget for Capital Works
Use the condition survey and EPC findings to build a capital expenditure plan for the next three to five years. For tax purposes, a capital gains tax valuation may also be worth commissioning if you are considering selling any properties from your portfolio.
6. Register with the Landlord Ombudsman
The new Private Rented Sector Landlord Ombudsman will be mandatory. Registration details are expected to be confirmed ahead of the May 2026 implementation date.
Renters Rights Act 2025 Landlord Guide: Compliance Checklist ✅ {#compliance-checklist}
Use this as a quick reference before 1 May 2026:
- Current EPC obtained and band confirmed
- Schedule of condition report commissioned
- Damp and energy assessment completed
- Capital works budget prepared
- Tenancy agreements reviewed by a solicitor
- Section 8 grounds understood and documented
- Rent increase process updated to Section 13 procedure
- Landlord Ombudsman registration completed (when live)
- Property management records audit completed
FAQ {#faq}
Q: Does the Renters' Rights Act 2025 apply to existing tenancies?
Yes. From 1 May 2026, all existing assured shorthold tenancies automatically convert to periodic tenancies, and Section 21 becomes unavailable for all tenancies — new and existing alike.
Q: Can landlords still evict tenants who don't pay rent?
Yes. Rent arrears remain a valid Section 8 ground. Both mandatory and discretionary grounds exist for persistent non-payment, though the process requires a court order.
Q: Is the EPC C requirement confirmed law?
Not yet as of 2026. It is a government proposal with strong political momentum. Landlords should plan for it but monitor official announcements for final confirmation and any exemption details.
Q: What happens if a landlord fails to comply with the Decent Homes Standard?
Local authorities will have enforcement powers, including civil penalties. Fines can be substantial, and repeat offenders may face banning orders.
Q: Do short-term lets (e.g., Airbnb) fall under the Renters' Rights Act?
Short-term holiday lets are generally excluded, but landlords should seek specific legal advice as the regulatory landscape for short-term rentals is also evolving.
Q: Where can Kingston landlords get professional survey support?
Our chartered surveyors covering Kingston and South West London provide condition surveys, energy assessments, and valuation services tailored to the current regulatory environment.
Conclusion {#conclusion}
The Renters' Rights Act 2025 is not a distant threat — its core provisions are live from 1 May 2026, and preparation time is genuinely short. For landlords in Kingston upon Thames and the surrounding boroughs, the combination of older housing stock, high rental values, and active local enforcement makes early action especially important.
Actionable next steps to take this month:
- 📋 Book a schedule of condition survey for every rental property
- ⚡ Obtain a current EPC and identify the gap to Band C
- 💧 Commission a damp and energy assessment
- 📄 Have tenancy agreements reviewed by a specialist solicitor
- 💰 Build a capital works budget for EPC and Decent Homes compliance
The landlords who treat compliance as an investment — rather than a cost — will protect both their rental income and their asset values through the years ahead. Those who delay risk financial penalties, forced void periods, and diminished property values.
References
- Ministry of Housing, Communities and Local Government. (2025). Renters' Rights Act 2025. UK Parliament.
- Department for Energy Security and Net Zero. (2023). Improving the energy performance of privately rented homes: consultation. DESNZ.
- English Housing Survey. (2024). Private rented sector report 2022–23. MHCLG.
- Valuation Office Agency. (2024). Private rental market statistics. VOA/ONS.
Meta Title: Renters Rights Act 2025 Landlord Guide for Kingston
Meta Description: The Renters' Rights Act 2025 changes everything from May 2026. Our landlord guide covers Section 21, periodic tenancies, EPC C, and what Kingston landlords must do now.
