The Renters’ Rights Act became law on 27 October 2025 and marks the most significant change to the private rented sector in more than three decades. With the first major phase of implementation set for 1 May 2026, landlords in Westminster and Pimlico will need to prepare for a new tenancy structure and updated possession rules while continuing to manage properties to the highest standards.
At Tuckerman we work closely with landlords across SW1 and understand how important clear forward planning is in a market characterised by long term ownership and strong tenant demand. This guide explains what is changing, when it changes, and the steps landlords should take now.
Monthly Periodic Tenancies Replace ASTs
From 1 May 2026 Assured Shorthold Tenancies will no longer exist for new Lets. Instead, all new tenancies that would previously have been ASTs will convert to monthly periodic tenancies. These roll on from month to month and cannot include a fixed term.
For central London landlords this means adjusting expectations around renewal cycles and tenancy length. Tenancies will continue until a tenant gives notice or until a landlord seeks possession on one of the permitted statutory grounds.
What Happens to Existing ASTs
One of the most important clarifications from the Act is that existing ASTs do not convert immediately on 1 May 2026. Instead, they convert at the end of the rental period in which the commencement date falls.
For example, if rent is paid on the first day of each month:
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The Act goes live on 1 May 2026.
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The current rental period ends on 31 May.
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The tenancy converts to a monthly periodic tenancy on 1 June 2026.
If your tenancy has a different rent cycle the conversion date will differ accordingly. This gives landlords time to prepare and avoids a sudden mass conversion of all tenancies on a single date.
ASTs that will not convert
Some existing arrangements will remain outside the new regime. These include:
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Assured tenancies created before 27 October 2025 originally granted for more than seven and less than twenty one years.
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Equivalent leases entered into or contracted for on or before 26 December 2025.
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Tenancies that fall outside the assured tenancy criteria for other reasons such as company Lets very low rent or rent above £100,000 per year.
The Last Opportunity to Use Section 21
Section 21 will continue to exist until 1 May 2026. A landlord may still serve a Section 21 notice at any point before this date provided the tenancy terms allow it.
If a valid Section 21 notice is served before 1 May the tenancy will not convert into a monthly periodic tenancy unless the landlord fails to commence possession proceedings on time. In most cases proceedings must begin by 31 July 2026.
This is particularly relevant for landlords considering selling in 2026 or preparing to move back into their property.
Pets and Consent
The Act introduces a default right for tenants to request permission to keep a pet. Landlords must consider these requests and can only refuse them on reasonable grounds. A prohibition in a head lease will remain a valid reason for refusal which is especially relevant in Westminster and Pimlico where many properties are within mansion blocks or large estates.
Rent Setting and Rent Reviews
Asking rents
Landlords and agents must publish a clear asking rent. It becomes illegal to accept or encourage offers above this figure. This prevents bidding wars and supports fair market value.
Rent in advance
Landlords may request only one month’s rent in advance once the tenancy is agreed. Security deposits remain limited to five or six weeks depending on annual rent.
Rent increases
No increase may take place during the first twelve months of the tenancy. After that landlords may propose one increase per year on two months’ notice. All increases must follow the statutory Section Thirteen process and must reflect a fair open market rent.
Tenant challenges
Tenants may challenge their initial rent within the first six months or challenge any proposed increase at any time. The First tier Tribunal will determine an open market rent and if lower than the current rent the rent will fall. If higher the rent will not rise above the landlord’s proposed amount.
Government guidance on the new rent review procedure can be found on Gov.uk.
Ending a Tenancy
Tenant notice
Tenants may end the tenancy at any time with two months’ notice.
Landlord notice
Landlords may seek possession only under specific statutory grounds. These include:
• The landlord or a close family member wanting to move in
• The landlord wishing to sell the property
• The landlord needing to undertake substantial works
• Serious and persistent rent arrears
• Serious breach of tenancy or antisocial behaviour
Most grounds require four months’ notice. Sales and occupation grounds require the tenancy to have lasted at least twelve months.
Mortgage lenders may still sell a property with four months’ notice.
For landlords seeking tailored advice our Sales and Lettings team can assist with planning around sales and occupation moves.
Tenants looking to understand how the new rules affect them can read our full Renters’ Rights Act guide for tenants on the Tuckerman website.
What Westminster and Pimlico Landlords Should Do Now
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Review all existing tenancy dates to understand when each AST will convert
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Consider whether any Section 21 notices should be served before 1 May 2026 particularly in relation to sales or self occupation
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Prepare for statutory rent review rules and ensure asking rents are clearly and transparently stated
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Review head leases carefully to determine what will constitute reasonable grounds for refusing pets
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Ensure safety compliance and documentation are fully up to date in advance of the wider Act roll out
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Begin preparing tenants for the shift to periodic arrangements and the removal of fixed terms
Final Thoughts
The Renters’ Rights Act introduces wide reaching changes designed to create a clearer and more transparent rental system. For landlords who already maintain high quality properties in Westminster and Pimlico, the transition should be manageable. Taking early steps to prepare will ensure a smooth shift into the new regime.
Tuckerman will continue to provide updates as further guidance is released. If you would like a personalised review of how the Act affects your portfolio, our team will be pleased to assist.
