Guides · Updated 21 October 2026 · By Alex Withington, founder

The Renters' Rights Act for landlords living abroad

The biggest change to renting in England in decades started on 1 May 2026. If you let a London flat from abroad, this is what changed, what's coming next, and what to check with your agent.

What changed on 1 May 2026

• No more Section 21. "No-fault" evictions have ended. To get your property back you need one of the grounds in Section 8, such as selling, moving back in yourself or rent arrears, and you have to evidence it.
• Every tenancy is periodic. Fixed terms have gone. Existing assured shorthold tenancies converted automatically to rolling tenancies, and new ones start that way.
• Tenants can leave on two months' notice.
• Rent increases are limited to once a year, using the statutory process, and tenants can challenge them at tribunal.
• No rental bidding, and advance rent is capped at one month.
• Pets: you must consider a tenant's request for a pet and can't unreasonably refuse it.
• No blanket bans on tenants with children or tenants who receive benefits.

Still to come

• The private rented sector database, where landlords and their properties must be registered. It's due to open from late 2026.
• A Private Rented Sector Landlord Ombudsman, which all landlords will have to join.
• The Decent Homes Standard and Awaab's Law extending to private rentals in later phases.

Why it matters more when you're abroad

• Getting the flat back takes planning. If you might move home, the "moving back in" ground needs notice and evidence, so tell your agent early.
• Arrears matter more. Without Section 21, rent arrears and possession go through the courts on specific grounds. That's one reason rent guarantee and legal expenses cover is worth having.
• Renewal fees no longer make sense. With periodic tenancies there's nothing to renew. Check your statements for renewal or extension charges.
• Paperwork has to be right. Penalties for breaches went up under the Act. Your agent should be able to show you the compliance record for your property.

Questions to ask your agent this month

1. Has my tenancy been treated as periodic since 1 May, and did my tenant get the government information sheet?
2. Am I still being charged renewal or extension fees?
3. When can the rent next be increased, and how will it be done?
4. Are you ready to register my property on the new database, and will you charge for it?
5. Does the property need a licence from the council (selective or additional licensing)?

Official guidance: GOV.UK: Renters' Rights Act, an overview for landlords. Summary based on government and legal commentary, including Pinsent Masons and Foot Anstey, checked October 2026. Applies to England.