The first phase of the Renters’ Rights Act 2025 came into force on 1 May 2026. Nearly three months later, landlords are no longer preparing for the legislation. They are operating within it.
The transition has not changed the fundamentals of successful property investment. A correctly priced, well-presented and professionally managed property remains well positioned to attract suitable tenants and support stable rental income.
What has changed is the level of structure, evidence and regulatory oversight required throughout the tenancy.
For landlords in Kensington and Chelsea, compliance can no longer be treated as an occasional administrative exercise. It must form part of the ongoing management of the property, its income and its long-term condition.
This article reflects the position in England as at 16 July 2026.
The New Tenancy Framework Is Now Operating
On 1 May 2026, existing Assured Shorthold Tenancies converted into Assured Periodic Tenancies. New assured tenancies can no longer be created with fixed terms or predetermined end dates.
Tenancies now continue until they are ended by the tenant or through a valid statutory possession process.
Section 21 has also been abolished. Landlords can still recover possession where there is a legitimate reason, including selling the property, moving into it or responding to a tenancy breach. However, the correct possession ground must now be selected and supported by the required evidence.
Other immediate reforms include:
- Rent increases must follow the Section 13 process using the prescribed Form 4A.
- In most cases, rent can be increased no more than once every 12 months.
- Landlords must provide at least two months’ notice of a proposed rent increase.
- Written property advertisements must state an asking rent.
- Landlords and agents cannot encourage or accept offers above the advertised amount.
- Rent in advance is restricted.
- Requests to keep pets must be considered reasonably.
- Applicants cannot be disadvantaged because they receive benefits or have children.
- Particular care is required for student properties, as the possession rules do not apply uniformly to every student tenancy.
These are not simply changes to tenancy agreements. They affect advertising, referencing, rent collection, possession planning and the records landlords should retain throughout the tenancy.
A full explanation of the reforms is available in the tlc Renters’ Rights guide.
The Transitional Documentation Deadline Has Passed
One of the most immediate compliance requirements applied to tenancies that existed before 1 May 2026.
Where there was already a written record of the tenancy terms, landlords did not generally need to issue a replacement agreement. However, they were required to provide the government’s Renters’ Rights Act Information Sheet by 31 May 2026.
Where an existing tenancy did not have written terms, the landlord was required to provide specified tenancy information in writing by the same deadline.
Landlords who are uncertain whether this requirement was completed should review their records promptly.
Documentation should not be created retrospectively without appropriate advice. The priority is to establish what was provided, when it was provided and what corrective action may now be required.
Possession Has Become an Evidence-Led Process
The abolition of Section 21 does not mean landlords have lost the ability to recover their properties.
It means possession now depends on a legally defined reason rather than the expiry of a notice served without a stated ground.
This places greater importance on:
- selecting the correct possession ground;
- serving the correct form;
- following the applicable notice period;
- maintaining clear tenancy and payment records;
- documenting breaches or arrears;
- retaining evidence where the landlord intends to sell or occupy the property; and
- understanding any restrictions on reletting following possession.
Possession planning should begin when the relevant circumstances arise, not when the landlord is ready to issue a notice.
An error in the possession ground, evidence or notice procedure can delay the process and increase legal costs.
For portfolio landlords and overseas owners, consistent record keeping is particularly important. Instructions, tenant correspondence, inspection reports, maintenance records and financial information should be accessible and capable of supporting the landlord’s position if challenged.
Rent Reviews Require Greater Planning
Rent reviews have also become more structured.
Informal increases or contractual review clauses cannot be relied upon in the same way as before. Landlords must use the statutory process, provide the required notice and ensure the proposed rent can be supported by evidence of open-market value.
Tenants may challenge an increase they believe exceeds the market rent.
In Kensington and Chelsea, rental value is highly sensitive to the specific building, street, condition, specification and timing of the instruction. Broad postcode comparisons are rarely sufficient.
A sound rent review should consider:
- recently agreed rents for genuinely comparable properties;
- the condition and presentation of the property;
- furnishing and specification;
- current tenant demand;
- seasonal market conditions; and
- the financial effect of disruption or vacancy.
The highest theoretical rent is not always the strongest commercial outcome.
A well-supported and sustainable rent can protect income while reducing the risk of a dispute or an avoidable change of tenant.
Pricing and Presentation Still Determine Market Performance
The Renters’ Rights Act has changed the legal framework, but it has not removed the need for disciplined pricing and professional marketing.
Tenants in some areas have more choice and are taking longer to compare properties. Homes that are positioned accurately continue to attract interest, while those placed above the market can experience slower enquiry levels and longer void periods.
Kensington and Chelsea should not be treated as one uniform rental market.
Demand can differ considerably between adjoining streets, individual buildings and price bands. Landlords should therefore respond to evidence from their own instruction rather than relying solely on historic rents or wider London headlines.
If enquiry and viewing levels are materially below expectation, the asking rent, presentation and marketing strategy should be reviewed together.
Holding out for a modestly higher monthly rent can be commercially counterproductive if it creates several additional weeks without income.
Compliance Is an Ongoing Management Function
The Act has reinforced the need to treat compliance as a continuous process.
Valid certificates remain essential, but a compliant tenancy also depends on accurate documentation, timely communication, correct payment procedures and evidence that the property has been managed responsibly.
A landlord’s compliance records should normally include:
- Gas Safety Certificates;
- Electrical Installation Condition Reports;
- Energy Performance Certificates;
- smoke and carbon monoxide alarm records;
- deposit protection and prescribed information;
- Right to Rent evidence;
- licensing documentation where applicable;
- tenancy information and statutory notices;
- maintenance correspondence;
- inspection reports; and
- records of rent payments and rent increases.
Each document should be current, correctly served where required and capable of being retrieved without delay.
A common weakness is to hold the correct certificate but have no reliable evidence of when it was provided, what action followed an inspection or how a tenant’s concern was handled.
Under the new framework, the audit trail matters alongside the underlying obligation.
Property Standards Require Active Oversight
Property condition remains central to both regulatory compliance and long-term asset performance.
Landlords should maintain clear systems for reporting and resolving repairs, particularly where concerns relate to:
- damp and mould;
- heating and hot water;
- electrical safety;
- fire safety;
- structural defects; and
- other serious hazards.
Further enforcement provisions came into force on 22 June 2026, strengthening local authority powers in relation to serious property hazards.
This does not mean every maintenance issue will result in enforcement. It does mean that delayed responses, incomplete records and repeated unresolved problems create unnecessary exposure.
Preventative maintenance, documented inspections and prompt contractor instructions provide a stronger position than waiting for an issue to escalate.
They also help preserve the condition of the property and reduce the likelihood of expensive emergency works.
Why Professional Management Has Become More Valuable
The case for professional property management has strengthened because compliance now touches almost every part of the tenancy lifecycle.
Management is no longer limited to collecting rent and arranging occasional repairs. It increasingly involves:
- legislative monitoring;
- tenancy and notice administration;
- compliance record management;
- structured rent collection;
- arrears monitoring;
- tenant communication;
- maintenance coordination;
- regular property inspections;
- rent review evidence; and
- possession planning where necessary.
At tlc Estate Agents, property management is structured around regulatory oversight, maintenance coordination, tenant management and the protection of long-term property value.
Routine property visits are generally carried out approximately twice a year, subject to tenant access, alongside ongoing monitoring of safety requirements and property condition.
This is particularly relevant for overseas landlords, time-poor professionals and owners with several properties.
Professional oversight does not remove the landlord’s strategic control. It creates a structured system through which decisions can be made with clearer information and less operational exposure.
A Practical Landlord Compliance Review
Landlords should now be able to answer the following questions with supporting records:
- Did every existing tenant receive the required information by 31 May 2026?
- Do current tenancy documents reflect the Assured Periodic Tenancy framework?
- Are all safety, deposit, licensing and Right to Rent records current and accessible?
- Do property advertisements state a clear asking rent without inviting higher offers?
- Are rent payments being requested and collected within the new advance-rent restrictions?
- Is there a documented process for responding to pet requests?
- Are rent increases being managed through the correct statutory procedure?
- Could the evidence required for a future possession ground be produced promptly?
- Are maintenance requests, contractor instructions and completed works being recorded?
- Is someone actively monitoring the later stages of implementation?
Landlords who are uncertain about any of these points can use the tlc Renters’ Rights Compliance Checker to carry out an initial assessment.
Any uncertainty should be resolved before a rent review, new tenancy, possession process or compliance inspection makes the issue more difficult to correct.
Preparation Is More Reliable Than Reaction
Consider two landlords with similar properties in Kensington.
The first renews certificates when reminders arrive and addresses repairs when tenants chase. Documentation is spread across emails, personal files and several contractors.
The second maintains a central compliance record, conducts planned inspections, reviews the property’s condition, monitors legislative changes and records each tenancy decision.
Both properties may appear equally well managed when there are no problems.
The difference becomes clear when a possession notice is required, a repair develops into a hazard, a tenant challenges a rent increase or the local authority requests information.
The stronger position is created through preparation, not through a response assembled after the event.
Further Reforms Are Still to Come
Although the first phase is operating, the entire Renters’ Rights programme has not yet been implemented.
The government’s roadmap provides for the Private Rented Sector Database and Landlord Ombudsman to be introduced in a later phase from late 2026.
Awaab’s Law and a revised Decent Homes Standard for the private rented sector are planned for a subsequent phase, with the detailed timetable subject to further consultation.
Landlords should therefore avoid treating 1 May 2026 as the end of the compliance process.
It was the start of a longer period of regulatory change.
Systems established now should be capable of accommodating registration requirements, additional reporting and stronger property-condition standards without requiring the entire management process to be rebuilt later.
A More Structured Rental Market
Nearly three months into the new framework, the central lesson is not that residential letting has become unworkable.
It is that informal management carries greater risk.
Responsible landlords can continue to achieve stable rental income and protect long-term asset value. The strongest position comes from accurate pricing, suitable tenant selection, well-maintained property and records that clearly demonstrate compliance.
The regulatory environment is more technical, but the risks are manageable where responsibilities are clearly allocated and monitored.
tlc Estate Agents provides advisory-led lettings and property management across Kensington and Chelsea, with support covering rental strategy, tenancy administration, compliance oversight, inspections and ongoing property management.
Landlords who are uncertain about their current position can begin with the tlc Renters’ Rights Compliance Checker. It provides a practical starting point for identifying gaps before they affect the tenancy, possession rights or rental income.
For a wider explanation of the legislation, read the tlc guide to the Renters’ Rights Act.
Frequently Asked Questions
When did the Renters’ Rights Act come into force?
The first major phase came into force on 1 May 2026.
It introduced the new periodic tenancy system, abolished Section 21 and implemented reforms affecting rent increases, advertising, rent in advance, pets and rental discrimination.
Other measures are being introduced through later phases.
Do landlords need to replace tenancy agreements created before 1 May 2026?
Not necessarily.
Where there was already a written record of the tenancy terms, landlords generally did not need to replace the agreement. They were, however, required to provide the government Information Sheet by 31 May 2026.
Can landlords still recover possession of their property?
Yes.
Landlords must now rely on an applicable statutory possession ground and provide the required evidence. The correct procedure will depend on why possession is being sought.
How can landlords increase the rent?
Most private landlords must use the statutory Section 13 process and the prescribed Form 4A.
In most cases, an increase can be made only once every 12 months and at least two months’ notice must be given.
Can landlords accept an offer above the advertised rent?
No.
Written advertisements must state an asking rent, and landlords and agents cannot ask for, encourage or accept offers above that amount.
Can landlords still request several months’ rent in advance?
The circumstances in which advance rent can be required are now tightly restricted.
Generally, no more than one month’s rent may be required after the tenancy has been signed and before it begins.
Landlords should review referencing, guarantor and rent-protection arrangements rather than relying on large advance payments.
What should a landlord do after receiving a pet request?
The request must be considered reasonably and on its own facts.
A refusal should be based on a valid reason rather than a general policy against pets.
What should landlords do if they are unsure whether they are compliant?
The starting point should be a documented review of the tenancy agreement, statutory information, safety records, deposit administration, licensing, payment procedures, property condition and maintenance history.
The tlc Renters’ Rights Compliance Checker can help identify areas requiring further review.
Further Reading From tlc Estate Agents
The True Cost of a Void Period: An examination of the wider financial impact of an empty property and the value of accurate pricing, presentation and timely decision-making.
Read The True Cost of a Void Period
The Appeal of Garden Flats: Why Renters Are Prioritising Outdoor Space: A closer look at tenant demand for private outside space and its influence on rental appeal.
Read The Appeal of Garden Flats
Unlocking the Potential of Your Property: Guidance on targeted improvements, informed management and the protection of long-term property value.
Read Unlocking the Potential of Your Property
This article provides general information and should not be treated as legal advice. The application of the legislation will depend on the property, tenancy and individual circumstances.
