With the Renters’ Rights Act coming into effect in phases from 1 May 2026, tenants across Westminster and Pimlico will soon benefit from a clearer and more stable rental system. The new framework is designed to give tenants greater security flexibility and protection while still allowing landlords to manage properties responsibly.
This guide explains how the new rules work and what tenants should be aware of as the changes begin.
Tenancies Become Monthly Periodic From 1 May 2026
From May 2026 all new tenancies that would previously have been ASTs will automatically begin as monthly periodic tenancies. These roll on each month and continue until either the tenant or the landlord ends them through proper notice procedures.
For tenants this means
• No fixed term commitment
• The ability to end the tenancy at any time with two months’ notice
• More flexibility for work moves study or personal changes
Existing ASTs will convert at the end of the rental period in which the new law takes effect. For example if you pay rent on the first of the month and the law begins on 1 May, your tenancy converts on 1 June.
Protection Against No Fault Eviction
The abolition of Section 21 means landlords will no longer be able to end a tenancy without giving a specific reason. Instead they must rely on one of a limited number of statutory grounds.
These include
• The landlord or a close family member moving into the property
• The landlord selling the property
• Major renovations that cannot reasonably be done with a tenant living there
• Rent arrears serious breach or antisocial behaviour
Most grounds require four months’ notice. This is a significant shift in stability for tenants across central London.
Rent Rules Become Clearer
No more bidding wars
Landlords and agents must advertise an asking rent and cannot invite or accept offers above it.
Rent in advance
Landlords may ask for only one month’s rent in advance once the tenancy is agreed.
Rent increases
• No increase within the first twelve months
• After that only one increase per year
• Two months’ notice required
• Rent must follow the statutory process and be at fair market level
Challenging rent
Tenants may challenge their initial rent during the first six months or challenge any proposed increase at any time. The First tier Tribunal will assess the correct open market rent. If the market rent is lower the rent falls.
For authoritative information about rent disputes the First tier Tribunal Housing guidance on Gov.uk is a useful resource.
A New Right to Request Pets
The Act gives tenants the right to request permission to keep a pet. Landlords may only refuse on reasonable grounds such as:
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restrictions in a head lease, which is common in mansion blocks and estates in Westminster
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concerns about the suitability of the property
You may still need to meet reasonable conditions such as professional cleaning or pet insurance.
Tenants can find guidance on renting with Tuckerman including application steps compliance information and current availability on our Tenant Information page.
Ending a Tenancy
Tenants may end their tenancy at any time with two months’ notice once the new rules apply. This provides flexibility for those relocating or adjusting to new circumstances.
If your landlord wishes to end the tenancy they must follow the prescribed statutory grounds and give the required notice. Possession without following the correct legal process will not be permitted.
Landlords can read our companion guide explaining how the Renters’ Rights Act affects property owners on the Tuckerman website.
Landlord Notice Grounds Explained Simply
Landlords will only be able to end your tenancy for the following reasons:
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Moving in: The landlord or a close family member wants to live in the property.
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Selling the property: The landlord intends to put the property on the market.
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Major works: The landlord needs to carry out substantial renovations that cannot reasonably be done with you in occupation.
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Rent arrears: Only if you fall three months behind in rent and remain in arrears at the court hearing.
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Breach of tenancy or antisocial behaviour: For serious or persistent breaches.
In most cases, you will receive four months’ notice, unless the grounds relate to significant rent arrears or serious misconduct.
What Tenants Should Do Now
Although the first major changes begin in May 2026, tenants may find it helpful to:
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Check when their existing tenancy will convert into the new monthly periodic structure
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Understand their rent cycle so they know when conversion will happen
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Keep records of rent payments in case of future rent review disputes
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Speak to their landlord or agent early if they expect changes in their living arrangements
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Review the pet clause in their tenancy and be aware of the new right to request consent
In Summary
The Renters’ Rights Act introduces important protections and creates a clearer fairer system for renters across Westminster and Pimlico. Tenants will benefit from greater certainty over notice periods fewer unexpected rent rises and a more transparent tenancy structure.
Tuckerman will continue to share updates as further phases of the Act are confirmed. If you have questions about your current or future tenancy our team is always here to help.
