The Renters’ Rights Act - What Harrow Landlords Need to Know Ahead of 1 May 2026 - Woodward Estate Agents

The Renters’ Rights Act represents the most substantial update to landlord and tenant legislation in more than three decades.

Taking effect from 1 May 2026, the Act is designed to modernise the private rented sector, strengthen tenant safeguards and create a new tenancy structure for the future.

For landlords in Harrow on the Hill and Harrow, where demand is high and compliance obligations are already more intricate, early preparation will be essential. Below is a clear summary of the key changes and how Woodward Estate Agents is supporting landlords through this transition.

Key Changes Landlords Must Be Aware Of

End of Section 21 “No-Fault” Evictions

From May 2026, landlords will no longer be able to end a tenancy using Section 21.
All possession claims will require a specific and legally recognised ground—such as rent arrears, breach of agreement, or the landlord needing to sell or move into the property—similar to the updated Section 8 grounds.

New Periodic Tenancy System

Fixed-term ASTs will gradually be removed.
All tenancies—new and existing—will automatically become rolling periodic tenancies, offering flexibility but also requiring landlords to update tenancy agreements and adjust their property management processes.

Rent Regulation & Rent-Setting Reform

• Rent increases limited to one per year
• Tenants given improved rights to challenge rent rises through formal processes
• Rent bidding banned – landlords can no longer accept offers above the advertised rent
• Limits placed on large upfront rental payments

Stronger Tenant Protections

• Pet requests cannot be unreasonably refused (tenants may contribute to insurance)
• Landlords cannot apply blanket bans on families with children, tenants receiving benefits, or vulnerable applicants
• More defined rules regarding notice periods, fairness and communication

Decent Homes Standard for the PRS

A compulsory quality benchmark will be introduced, requiring landlords to maintain properties to a safe and consistently acceptable standard.

National Landlord Register & PRS Ombudsman

Landlords must register their properties on a new national database, and disputes will be managed through a dedicated Private Rented Sector Ombudsman.

What This Means for Landlords in Harrow on the Hill and Harrow

Harrow’s rental market combines strong demand with a varied property mix, meaning compliance may become more challenging. Landlords should prepare for:

• Greater oversight from local authorities and increased penalties for non-compliance
• More active property management due to rolling tenancies
• Stricter controls on rent increases and rent-setting
• Investment to bring older properties up to new Decent Homes Standard requirements
• Closer communication with tenants regarding repairs, pets and notice procedures

How Woodward Estate Agents Supports Landlords Through the Changes

Woodward Estate Agents is already preparing for the changes ahead to ensure landlords can adapt smoothly and continue to operate confidently.

✔ Up-to-Date Legal & Compliance Guidance

We are updating tenancy agreements, notices and internal procedures well in advance of the new legislation.

✔ Tailored Portfolio Advice

Every landlord’s situation is unique. We provide property-specific and portfolio-specific recommendations to help navigate the new rules.

✔ Comprehensive Property Management Compliance

Our team carries out ongoing checks to ensure landlords remain compliant with safety, maintenance and documentation requirements.

✔ Rent Review & Market Analysis

With annual rent increases capped, we provide detailed market evidence for Harrow on the Hill and Harrow to support fair and justified rent adjustments.

✔ Tenant Liaison & Administrative Support

From processing pet requests to managing transitions into periodic tenancies, we reduce the administrative burden and ensure decisions remain legally compliant.

For over 30 years, Woodward Estate Agents has taken a proactive, forward-thinking approach  - ensuring landlords are fully prepared rather than scrambling to react to legislative changes.

Key Parts of the Act Coming into Force on 1 May 2026

1. Abolition of Section 21 “No-Fault” Evictions
   All possession claims must use recognised legal grounds.
2. Universal Periodic Tenancies Introduced
   All tenancies automatically convert to rolling agreements.
3. Annual Cap on Rent Increases
   Only one increase per year; tenants gain stronger rights to challenge.
4. Ban on Rent Bidding
   No offers above the advertised rental price.
5. Fair Pet Request Requirements
   Landlords must consider pet requests reasonably.
6. Anti-Discrimination Rules Enforced
   No blanket bans on applicants with children, on benefits or with vulnerabilities.
7. Strengthened Enforcement & Decent Homes Requirements
   Councils begin enforcing higher property standards.
8. National Landlord Register Launched
   Mandatory property registration and compliance monitoring.

If you are a landlord in Harrow on the Hill or Harrow and have questions or concerns about how the Renters’ Rights Act will affect you, please contact Woodward Estate Agents on 020 864 8844 - Putting our Landlords First.

We are here to help you stay compliant, informed and fully prepared.