If you rent in London, your tenancy is now a rolling one with no fixed end date. You can leave by giving your landlord two months’ written notice. Your landlord can no longer use a Section 21 “no fault” notice to end it, so they need a legal reason. This is the biggest change to tenant rights renting London 2026 has seen in decades, and it took effect on 1 May 2026.
What the Renters’ Rights Act changed for your tenancy
The Renters’ Rights Act came into force in England on 1 May 2026. Most tenancies that began as assured shorthold tenancies turned into assured periodic tenancies on that date. You did not need to sign anything new.
In practice, that means:
- Your tenancy now rolls on from one rent period to the next, usually month to month.
- Fixed terms are gone for new tenancies too. Every new tenancy is a rolling one.
- Your landlord must give a legal ground to end the tenancy.
- Your rent can go up only once a year, and not in the first 12 months of a new tenancy.
Rolling tenancies: what they mean day to day
Before, many tenants signed for six or twelve months and felt stuck if life changed. Now there is no fixed term to be tied into. If you get a new job, move in with a partner or need a bigger home, you can plan your exit without waiting for a contract end date.
A rolling tenancy does not mean you have less security. Your landlord can only end it using one of the legal grounds set out in the Act. Your home stays yours unless one of those grounds applies and the process is followed correctly.
Ending your tenancy with two months’ notice
As a tenant, you can end the tenancy by giving at least two months’ notice in writing. The notice should end on the day your rent is due, or the day before. Official government guidance sets this out for tenants.
Here are the steps to follow:
- Check your rent day. If you pay on the 1st, your notice should end on the 1st or the last day of the month before.
- Write a short, dated notice saying you are ending the tenancy and give your end date.
- Send it in a way you can prove, such as email plus a posted copy, and keep a record.
- Tell everyone named on the tenancy. Check what applies if you share with others, as the rules for joint tenants can differ.
- Book your check-out, take dated photos, and ask when your deposit will be returned.
Remember that two months is longer than the one month many tenants used to give. Start looking for your next home early.
The end of Section 21 and your security of home
Section 21 let a landlord end a tenancy without giving any reason. From 1 May 2026, landlords in England can no longer serve one. They must use Section 8 and name a ground, such as rent arrears, anti-social behaviour, or a wish to sell or move in.
Some points to know:
- Notice is usually four months, though some grounds have shorter periods.
- The first 12 months are protected. A landlord cannot use the sale or move-in grounds within the first 12 months of a tenancy.
- Tenants do not lose their home overnight. If you do not leave, the landlord must go to court.
If you fall behind on rent, speak to your landlord or agent early. Arrears are a ground for possession, so it pays to act fast and get advice from Shelter or Citizens Advice.
Other tenant protections worth knowing
Rent increases
Your landlord can raise the rent once a year, using the correct form and at least two months’ notice. If you think the new rent is above the market rate, you can challenge it at the tribunal. Rent review clauses in contracts no longer count.
Bidding, advance rent and discrimination
Landlords must advertise a specific rent and cannot accept or encourage offers above it. They cannot ask for rent before you sign the tenancy agreement, and once you have signed, they can ask for no more than one month in advance. They also cannot refuse you because you receive benefits or have children.
Pets
You can ask to keep a pet. Your landlord must consider the request and should give a reason if they say no.
A checklist for London tenants
- Find your current tenancy agreement and note your rent day and rent amount.
- Ask your landlord or agent for the written information about the Act they must provide.
- Keep records of rent payments, repairs requests and messages.
- Check any rent increase notice is on the right form and gives two months’ notice.
- If something looks wrong, contact your council, Shelter or Citizens Advice.
Renting through a well-run landlord or manager makes all of this easier. Our article on news and info covers more, and our FAQs answer common questions. Denhan works across all 32 London boroughs, so you can see the areas we cover on our site.
Are you a landlord wondering how the new rules affect your rental income? Denhan is a London Guaranteed Rent Specialist with 20+ years of experience. With Guaranteed Rent, you receive a fixed rent every month, even when the property is empty, with 0% commission. Request a free valuation today.
Photo: Jim Osley, CC BY-SA 2.0