This is general information, not legal advice. The Act is detailed and how it applies depends on your specific situation. For your own circumstances, use the official guidance on GOV.UK, or get free advice from Shelter or Citizens Advice.
The Renters' Rights Act became law in 2025, and its main tenant protections came into force on 1 May 2026. The government describes it as the biggest change to private renting in a generation, affecting around 11 million renters. If you rent — or are about to rent — in London, five changes matter most.
1. No-fault (Section 21) evictions are banned
This is the headline change. Landlords can no longer use the Section 21 "no-fault" process to evict you without giving a reason — even if your old tenancy agreement says they can. A landlord can still ask you to leave, but only on a specific legal ground: for example if they're selling the property, moving in themselves or housing a close family member, or dealing with genuine rent arrears or anti-social behaviour. They also have to follow the correct notice and court process. In practice, this gives long-term renters far more security about staying put. The GOV.UK tenant overview sets out the valid grounds.
2. No more than one month's rent in advance
Paying several months up front to look more attractive than other applicants used to be common in London's crowded market. That's no longer allowed. Once a tenancy agreement has been signed, a landlord can require a maximum of one month's rent in advance (or 28 days' rent where the rental period is shorter than a month) before the tenancy starts. This is separate from your tenancy deposit, which remains capped and must be protected in a government-approved scheme. If you're being asked for six months up front to "secure" a flat, that no longer complies with the law.
3. Rental bidding wars are banned
Landlords and letting agents must now advertise a fixed rent, and they must not ask for, encourage, or accept offers above that figure. The advertised rent is the maximum lawful rent for that property. Being told to "put your best offer in" to beat a queue of other applicants — a familiar London experience — is no longer permitted. Local councils can take enforcement action against landlords and agents who break these rules; Shelter notes financial penalties of up to £7,000 for breaches. If you see the same property advertised at different rents, the advertised price should be what you actually pay.
4. Strengthened rights to keep a pet
You now have the right to request to keep a pet, and your landlord must not unreasonably refuse. Put the request in writing with a description of the pet; the landlord must respond in writing, normally within 28 days, and give a reason if they refuse. Some refusals can be reasonable — for instance where the landlord's own agreement with a superior landlord forbids pets. A landlord also can't charge you extra banned fees just for having a pet. If you believe a refusal is unfair, you can escalate it.
5. All tenancies are now periodic
Fixed-term assured shorthold tenancies (the standard "12-month contract") are being replaced by periodic — rolling — tenancies that continue month to month with no fixed end date. You can end the tenancy yourself by giving two months' notice, which makes it much easier to leave a flat that isn't working out without being locked into a fixed term. Landlords can still only raise the rent once a year, and you can challenge an increase you think is unfair.
What's still to come
Some parts of the reform are being introduced in later phases, including a Private Rented Sector Landlord Ombudsman (a free way to resolve complaints without going to court) and a national database that landlords must register on. The rollout timeline is on GOV.UK. Because dates and detail can shift, always check the current official guidance rather than relying on an older summary.
What this means for your London flat search
For renters, the practical upshot is a fairer search: an advertised rent you can trust, no pressure to over-pay or pay months in advance, and more security once you're in. The market is still fast — good London flats still go quickly — so knowing your rights helps you move confidently rather than being rushed into something that doesn't comply. If a listing asks you to bid above the advertised rent or hand over several months up front, that's now a red flag worth pausing on. It's also worth reading up on how to avoid rental scams in London and what documents you need to rent a flat in London so you're ready to move when the right place appears.
FlatSignal (our product) aggregates London rental listings from the major portals, folds duplicates together, and links you straight back to the original listing — so you can compare advertised rents across the market at a glance. It doesn't give legal advice or enforce your rights for you, but seeing the real going rate side by side makes it easier to tell when an asking rent looks out of line. You can browse aggregated listings on the live dashboard.