From 1 May 2026, the Renters’ Rights Act 2025 brings major changes to how private landlords let and manage properties across England.
These changes apply to all private landlords letting assured or assured shorthold tenancies and apply automatically by law.

They do not usually apply to social housing or lodger arrangements.

This page provides a summary of the key changes for landlords in Barking and Dagenham.

Changes to tenancy structure

From 1 May 2026:

• Fixed‑term Assured Shorthold Tenancies (ASTs) will be abolished.
• All new and most existing private tenancies will become Assured Periodic Tenancies, continuing on a rolling basis (usually monthly).
• Tenancies will no longer include an end date.

If you already have a written tenancy agreement, you do not need to replace it.
If you do not currently provide written terms, you must give tenants the required written information by 31 May 2026.

The Government will also publish a mandatory information sheet for tenants, which landlords you must provide to your tenants by 31 May 2026.

Letting out your property

From 1 May 2026, landlords must:

• Not ask for or accept rent before the tenancy agreement is signed.
• Not request large advance rent or more than one month’s rent at a time in advance (tenants may still pay early voluntarily).
• Not discriminate against applicants with children or those receiving benefits.
• Advertise properties with a clear rent price and must not accept bids above the advertised rent.

Right to request pets:

Tenants may request to keep a pet. You may only refuse if you have a valid reason, which must be given in writing.

Rent increases

From 1 May 2026:

• Rent can generally be increased once per year.
• You must use Form 4A (Section 13 notice) and give at least 2 months’ notice.
• Rent must be in line with open market rent.
• Tenants may challenge increases at the First‑tier Tribunal.

Ending a tenancy

Section 21 notices will end

From 1 May 2026, landlords will no longer be able to evict tenants without a reason.

Section 8 notices will remain

You must have a legal possession ground, such as:

You must rely on one of the statutory possession grounds, such as:

• intention to sell the property
• intention to move into the property (or for a close family member)
• serious antisocial behaviour
• breach of tenancy conditions

Correct notice periods apply (often 4 months, sometimes shorter depending on the ground).

If the tenant does not leave, you must apply to the court for a possession order.

12‑month protection period

You cannot evict for sale or move‑in reasons within the first 12 months of a tenancy.

Student lettings (Ground 4A)

Applies only to full‑time students on joint HMO tenancies.

Landlords may use Ground 4A at the end of the academic year if:

• tenants received written advance notice (usually by 31 May 2026)
• you serve 4 months’ notice ending between 1 June and 30 September

For the 2025/26 year only, notice may be served between 1 May and 30 July 2026.

Rent arrears

A court must grant possession if a tenant owes 3 months or more rent.
If arrears are below this level, the court may decide the tenant can stay.

Antisocial behaviour

For serious antisocial behaviour:

• notice periods will be shorter, and
• landlords may apply to the court immediately.

Enforcement

Local councils, including Barking and Dagenham, will have strengthened powers to:

• investigate breaches
• collect evidence
• issue civil penalties
• apply for Rent Repayment Orders (RROs)

The maximum RRO will increase to up to 2 years’ rent.
Serious or repeated offences may result in civil penalties of up to £40,000.

Under the new framework:

• RROs can award tenants up to 2 years’ rent.
• Serious or repeated offences can attract civil penalties up to £40,000.

Encouraging Good Practice: Become an Accredited Landlord

Accreditation helps landlords:

• demonstrate professionalism
• stay up to date with legal requirements
• build trust with tenants
• reduce disputes
• sometimes access reduced licensing fees (varies by borough)

Two main accreditation options are available:

NRLA – National Residential Landlords Association

NRLA accreditation helps landlords demonstrate best practice and gain training and CPD support.

Learn more or apply here

 

London Landlord Accreditation Scheme

A pan‑London scheme supported by councils and training institutions.

LLAS recognises good landlords and offers access to events, discounts, and training.

Learn more on the London Landlords website