As a leading letting agent in Battersea and Kensington, Ted Hoskins Ltd is committed to keeping both landlords and tenants informed about the evolving private rented sector. The new Renters’ Rights Act 2025, which received Royal Assent on 27 October 2025, marks the biggest shake-up of rental laws in England in a generation. While the act is now law, most key provisions will be implemented in phases, starting from 1 May 2026.
Here is a summary of the key changes you need to know about and how they will impact renting in Battersea, Kensington, and beyond.
When Do the Changes Take Effect?
The implementation of the Act is a phased approach:
- 1 May 2026: Most tenancy reforms come into force (abolition of Section 21, new tenancy structure, rent rules, pet rights). Existing assured shorthold tenancies (ASTs) will automatically convert to the new system on this date.
- Late 2026 onwards: Rollout of the Private Rented Sector (PRS) Database and the new Ombudsman scheme begins.
- Phase 3 (Post-2030): Application of the Decent Homes Standard and Awaab’s Law to the private rented sector.
Key Provisions of the Renters’ Rights Act
1. Abolition of Section 21 ‘No-Fault’ Evictions
From 1 May 2026, landlords will no longer be able to use Section 21 notices to evict tenants without a reason. Instead, possession can only be sought using one of the specified grounds under an amended Section 8
2. All Tenancies Become Periodic
Fixed-term assured shorthold tenancies will be a thing of the past. All tenancies will become open-ended, rolling (periodic) contracts, typically running from month to month.
- Tenants’ Notice: Tenants will need to give a minimum of 2 months’ written notice to end a tenancy.
- Landlords’ Possession: Landlords must use a valid Section 8 ground, with new and amended grounds. A 4-month notice period and cannot be used within the first 12 months of a tenancy.
3. Fairer Rent Review Process
Landlords will be limited to increasing rent once per year, using a specific Section 13 notice with at least two months’ notice.
4. Prohibition on Rental Bidding Wars and Upfront Payments
Landlords and agents must advertise a specific rent price and cannot accept offers above that amount. Furthermore, pre-tenancy rent payments are limited to a maximum of one month’s rent.
5. Right for Tenants to Request a Pet
Tenants will gain the right to request a pet in the property. Landlords must respond in writing within 28 days.
6. New Ombudsman and Landlord Database
Phase 2 will introduce a mandatory Private Rented Sector Landlord Ombudsman service for impartial dispute resolution. A new digital PRS Database will also require all landlords and properties to be registered, enhancing transparency and aiding local council enforcement.
How Ted Hoskins Ltd Can Help
The new legislation introduces significant compliance requirements for landlords. As your trusted letting agent in Battersea and Kensington, Ted Hoskins Ltd provides professional guidance to ensure you are fully prepared and compliant with the new regulations. Our services include:
- Advising on legal and safety requirements.
- Managing the new Section 8 possession process correctly.
For expert advice on navigating these changes and ensuring a smooth tenancy experience, please contact Ted Hoskins Ltd today via info@thoskins.co.uk or 0208 241 4921
