The private rented sector changed permanently on 1 May 2026. From that date, the Renters' Rights Act 2025 came into force, abolishing Section 21 'no fault' evictions and converting most existing assured shorthold tenancies into assured periodic tenancies — with no transitional grace period for landlords who were unprepared. For buy-to-let owners in Kingston upon Thames, SW London, and Surrey, the implications are immediate, practical, and in some cases financially significant.
Key Takeaways
- Section 21 'no fault' evictions were abolished on 1 May 2026; any notice served on or after that date is invalid.
- Most existing assured shorthold tenancies automatically converted to assured periodic tenancies on 1 May 2026.
- Rent increases are now limited to once per year, delivered via a formal Section 13 notice.
- Landlords with pre-May 2026 tenancies faced a 31 May 2026 deadline to issue the official government information sheet — civil penalties reach up to £7,000.
- A Private Rented Sector (PRS) database and mandatory Landlord Ombudsman registration are coming; preparation starts now.
What the Renters Rights Act May 2026 Means for Landlords: Section 21 Abolished
The single most consequential change is the abolition of Section 21. Any Section 21 notice served on or after 1 May 2026 is invalid. Landlords who wished to use the no-fault route had to have served a valid notice by 30 April 2026 at the latest.
Going forward, possession can only be sought through the Section 8 grounds framework. These grounds have been expanded under the Act, but each requires a specific, evidenced reason — rent arrears, anti-social behaviour, the landlord wishing to sell, or the landlord or a close family member needing to move in, among others. The burden of evidence is now higher, and landlords who have not maintained clear tenancy records, condition reports, and rent payment histories will find themselves at a disadvantage in the First-tier Tribunal.
Practical implication: Every landlord in Kingston, Wimbledon, Richmond, or Sutton should review their tenancy files immediately. If a possession ground may be needed in the next 12 months, legal advice should be sought now.
Tenancy Conversion and the Information Sheet Deadline
On 1 May 2026, most existing assured shorthold tenancies (ASTs) automatically converted to assured periodic tenancies. Fixed-term arrangements that were running at commencement became periodic tenancies governed by the new rules.
Critically, landlords with tenancies agreed before 1 May 2026 were required to provide tenants with an official government information sheet by 31 May 2026. Failure to comply carries a civil penalty of up to £7,000, with the Statutory Guidance setting a starting point of £4,000. Local housing authorities are the enforcement body.
If that deadline has passed and the information sheet was not issued, landlords should seek legal advice promptly. Ignorance of the requirement is unlikely to be treated as a mitigating factor by enforcement officers.
Rent Increases Under the New Rules
Landlords can now only increase rent once per year, and only through a formal Section 13 notice. Informal rent increase letters, contractual rent review clauses, or verbal agreements are no longer sufficient.
The Section 13 process requires a minimum notice period before the increase takes effect, and tenants retain the right to challenge the proposed rent at the First-tier Tribunal if they consider it above market level. This makes accurate, up-to-date rental valuations more important than ever. A formal RICS property valuation provides an independent, defensible market rent figure — essential if a landlord's proposed increase is challenged.
The PRS Database and Landlord Ombudsman
Two further reforms are on the horizon for Kingston and SW London landlords:
| Reform | Expected Timeline |
|---|---|
| PRS Landlord Database (phased launch) | Late 2026 |
| Mandatory Landlord Ombudsman registration | 2028 |
The PRS database will require landlords to register their properties and demonstrate compliance with key legal standards. Non-registration is expected to carry financial penalties. The Landlord Ombudsman will provide tenants with a free dispute resolution route, and landlord membership will be compulsory.
Landlords should begin gathering compliance documentation now — EPC certificates, gas safety records, electrical installation condition reports (EICRs), and property condition evidence.
HHSRS, EPC Compliance, and Property Standards
The Housing Health and Safety Rating System (HHSRS) remains the primary framework for assessing hazards in rented properties. Under the Renters' Rights Act, tenants have stronger routes to enforce HHSRS standards, and local authorities retain powers to inspect and serve improvement notices.
EPC compliance is a separate but related concern. Current minimum energy efficiency standards require a valid EPC of at least band E for most tenancies. Landlords should ensure their EPC is current and begin planning for any future tightening of standards.
A structural survey or building survey carried out by a RICS-qualified surveyor can identify latent defects, damp, or structural issues that may constitute HHSRS Category 1 hazards — the most serious classification, which local authorities are legally obliged to act upon if reported.
The Critical Role of Pre-Letting Condition Surveys and Inventories
With Section 21 gone, landlords must rely entirely on Section 8 grounds for possession. Many of those grounds — particularly damage, disrepair, or breach of tenancy — depend on being able to demonstrate the condition of the property at the start of the tenancy.
A professional schedule of condition report prepared before a tenancy begins creates a timestamped, photographic and written record of the property's state. Without it, disputes over dilapidations at the end of a tenancy become very difficult to resolve in the landlord's favour.
Similarly, a dilapidations survey at the end of a tenancy — compared against the original schedule of condition — provides the evidence base for any deposit deduction claim or Section 8 possession application based on damage.
For landlords managing multiple properties across Kingston, Surbiton, Twickenham, or New Malden, commissioning these reports through a RICS practice ensures they meet the evidential standards required by the Deposit Protection Scheme adjudicators and the First-tier Tribunal.
How a RICS Surveyor Supports Landlords Under the New Regime
The Renters Rights Act May 2026 landlord guide picture is not solely about legal compliance — it is also about asset protection. A RICS surveyor provides several services directly relevant to the new landscape:
- Rental and capital valuations — independent market rent assessments to support Section 13 notices and portfolio reviews. See Kingston Surveyors' London property valuation guide for more detail.
- Building surveys — identifying structural or maintenance issues before they become HHSRS hazards or tenant complaints.
- Schedules of condition — pre-tenancy baseline records essential for dilapidations claims.
- Dilapidation schedules — end-of-tenancy assessments quantifying damage and repair costs.
- Expert witness reports — independent evidence for First-tier Tribunal proceedings. Kingston Surveyors prepares expert witness reports for landlord-tenant disputes.
- Disrepair assessments — formal reports addressing tenant disrepair claims, which are increasingly common under the strengthened enforcement framework.
For landlords in SW London and Surrey, working with a local RICS practice such as Kingston Surveyors means advice is grounded in the specific character of the local market. Our SW London surveying services cover Kingston, Richmond, Wimbledon, and surrounding areas.
Renters Rights Act May 2026 Landlord Guide: A Compliance Checklist
| Action | Deadline / Status |
|---|---|
| Confirm all Section 21 notices served before 1 May 2026 | Urgent — check files now |
| Issue official information sheet to pre-May 2026 tenants | Deadline was 31 May 2026 |
| Review Section 8 grounds and tenancy evidence | Ongoing |
| Ensure Section 13 process used for all rent increases | From 1 May 2026 |
| Obtain current EPC and EICR for each property | Ongoing compliance |
| Commission pre-letting schedule of condition | Before each new tenancy |
| Register with PRS database | Late 2026 (phased) |
| Register with Landlord Ombudsman | By 2028 |
Frequently Asked Questions
Can a landlord still evict a tenant for rent arrears after 1 May 2026?
Yes. Rent arrears remain a valid Section 8 ground for possession. The threshold and notice requirements under the Act apply, and landlords must follow the correct procedure. Maintaining accurate rent payment records is essential.
What happens if a landlord missed the 31 May 2026 information sheet deadline?
A civil penalty of up to £7,000 may be imposed by the local housing authority, with a Statutory Guidance starting point of £4,000. Landlords who missed the deadline should seek legal advice and consider proactively issuing the information sheet, which may be considered a mitigating factor.
Are new tenancies started after 1 May 2026 also affected?
Yes. All new tenancies entered into on or after 1 May 2026 are assured periodic tenancies from the outset. Section 21 is not available for any tenancy, old or new.
What is a Section 13 notice and when must it be used?
A Section 13 notice is the formal statutory mechanism for increasing rent in an assured periodic tenancy. Landlords must use this process and observe the required notice period. Rent can only be increased once in any 12-month period.
Why does a schedule of condition matter more now that Section 21 is gone?
Without Section 21, landlords must prove a specific ground for possession or deposit deduction. A pre-tenancy schedule of condition is the primary evidence of the property's original state. Without it, tenants can dispute any claimed damage, and adjudicators or tribunals may find in the tenant's favour.
When must landlords register with the PRS Landlord Ombudsman?
Mandatory registration is expected to be required by 2028. The PRS database is due to launch in phases from late 2026. Landlords should monitor government guidance and begin preparing compliance documentation now.
Conclusion
The Renters' Rights Act 2025 has fundamentally restructured the private rented sector. For buy-to-let landlords in Kingston upon Thames, SW London, and Surrey, the changes that took effect on 1 May 2026 are not administrative details — they are the new operating reality. Section 21 is gone. Tenancies have converted. Penalties for non-compliance are material.
The landlords who will fare best are those who treat the new framework as a prompt to professionalise their approach: robust tenancy files, independent condition surveys, accurate rental valuations, and clear evidence trails. Kingston Surveyors, as a RICS-regulated practice based in Kingston upon Thames, is well placed to support landlords across SW London and Surrey with property valuations, schedules of condition, dilapidation surveys, and expert witness reports.
Contact Kingston Surveyors today to discuss how professional surveying support can protect your investment under the new regime.
