Quick answer: Since 1 May 2026, section 21 “no-fault” evictions have ended in England and assured shorthold tenancies have become assured periodic tenancies. London landlords now need a ground in Schedule 2 and a section 8 notice to recover possession, rent can only be raised once a year by a section 13 notice, and deposit and repair rules are as strict as ever. Before issuing a claim, read why possession claims fail.
Updated November 2026.
Landlord and tenant London disputes are among the most common legal issues in the capital, affecting hundreds of thousands of renters and property owners every year. This guide explains tenancies, deposits, evictions, repairs, and your rights in plain English.
Why Landlord and Tenant London Disputes Are So Common
The London Rental Reality
London has one of the most renter-heavy housing markets in the UK. With property prices putting ownership out of reach for many, around half of London households now rent rather than own. Consequently, landlord and tenant London disputes are part of daily life across the capital. Furthermore, the sheer volume of tenancies, combined with high rents and the city’s transient population, creates constant friction between landlords and tenants over deposits, repairs, rent increases, and notice periods.
The legal framework governing these relationships is also genuinely complex. The Housing Act 1988, Housing Act 2004, Deregulation Act 2015, Tenant Fees Act 2019, and more recent reforms have all stacked on top of each other, creating a system that even experienced landlords find difficult to navigate. Additionally, the Renters’ Rights Act 2025 has transformed the landscape once again: its main tenancy reforms came into force in England on 1 May 2026.
What This Guide Covers
This guide will walk you through the most important parts of landlord and tenant London law. We’ll cover tenancy types, deposit protection rules, rent and rent increases, the eviction process, repair obligations, tenant protections, and what to do when disputes arise. By the end, you’ll understand both your rights and your obligations whether you’re a landlord trying to manage property responsibly or a tenant trying to protect your home.
Importantly, this guide is not a substitute for legal advice on your specific situation. Landlord and tenant matters can turn on small factual details, and what works in one case may fail in another. However, understanding the framework will save you time and money when you do consult a solicitor.
Tenancy Types Under Landlord and Tenant London Law
Assured Periodic Tenancies (Formerly ASTs)
Until 1 May 2026, the vast majority of private rentals in London were Assured Shorthold Tenancies, commonly known as ASTs, usually starting with a fixed term of six or twelve months. On 1 May 2026, the Renters’ Rights Act 2025 converted existing assured shorthold tenancies in England into assured periodic tenancies, which roll on from month to month with no fixed end date. New private tenancies are also created as assured periodic tenancies, and any end date written into a tenancy agreement no longer applies.
As a result, section 21 “no-fault” evictions have been abolished for private tenancies in England. A landlord who wants to recover possession must now rely on a ground for possession under section 8 of the Housing Act 1988, while a tenant can usually end the tenancy by giving at least two months’ notice in writing.
Other Tenancy Types You Should Know
Beyond assured periodic tenancies, several other arrangements exist in London. A lodger agreement applies when someone lives in the same property as their landlord, and offers significantly fewer tenant protections. A licence to occupy is even more limited and applies to short stays or specific arrangements like serviced accommodation. Additionally, council and housing association tenancies follow different rules, typically offering much stronger security of tenure than private rentals.
Identifying which type of tenancy you have is crucial because it determines your rights, your landlord’s obligations, and the procedures that apply if disputes arise. Furthermore, mislabelled tenancies are common in London and can have significant legal consequences.
Deposit Protection: A Common Landlord and Tenant London Battleground
The Legal Requirements
For assured tenancies in England, landlords must protect the tenant’s deposit in a government-approved scheme within 30 days of receiving it. There are three approved schemes: the Deposit Protection Service, MyDeposits, and the Tenancy Deposit Scheme. Furthermore, landlords must provide the tenant with “prescribed information” about where the deposit is held and how it can be reclaimed.
The consequences of getting this wrong are severe. If a landlord fails to protect a deposit or provide the prescribed information correctly, the tenant can claim compensation of between one and three times the deposit amount. Additionally, a landlord who has not complied may be unable to serve a valid possession notice on most grounds (other than certain anti-social behaviour grounds) until the problem has been put right. Consequently, deposit protection mistakes are one of the most common reasons we see landlord and tenant London disputes end up in court.
Common Deposit Disputes
When tenancies end, deposit disputes typically arise over four main issues: damage to the property (beyond fair wear and tear), unpaid rent, cleaning standards, and missing items. Importantly, all three deposit protection schemes offer free Alternative Dispute Resolution (ADR), which is faster and cheaper than going to court. The scheme adjudicator will examine evidence from both sides and make a binding decision. Furthermore, the burden of proof typically falls on the landlord to justify any deductions.
Tenants should photograph the property thoroughly at both check-in and check-out, keep all correspondence in writing, and request a detailed inventory at the start of the tenancy. Landlords, equally, should document the property’s condition with photographs, maintain professional inventories, and keep receipts for any repair or cleaning costs they later claim against the deposit.
Rent and Rent Increases in Landlord and Tenant London Matters
How Much Can a Landlord Charge?
Since 1 May 2026, landlords of assured periodic tenancies in England can usually increase the rent only once a year, and not in the first year of the tenancy. They must use the section 13 procedure (Form 4A, the landlord’s notice proposing a new rent) and give at least two months’ notice. A landlord cannot rely on a rent review clause to impose an increase outside these rules.
Tenants can challenge unfair rent increases at the First-tier Tribunal (Property Chamber). The tribunal will assess whether the proposed rent reflects market rates for similar properties in the area. Furthermore, the tribunal cannot set rent higher than what the landlord proposed, so tenants have nothing to lose by challenging an unreasonable increase.
Rent Arrears
When tenants fall behind on rent, landlords have several legal options. They can serve a section 8 notice relying on Ground 8 of Schedule 2 to the Housing Act 1988, which is a mandatory ground for possession. For notices served on or after 1 May 2026, Ground 8 requires at least three months’ rent (or 13 weeks’ rent where rent is paid weekly or fortnightly) to be owed both when the notice is served and at the hearing, and the minimum notice period is four weeks. Discretionary rent arrears grounds may also be available. Section 21 can no longer be used.
Tenants facing rent arrears should communicate with their landlord early, as most landlords prefer to resolve issues without court action. Furthermore, organisations like Shelter and Citizens Advice provide free guidance and may help negotiate manageable repayment arrangements. Additionally, local authorities in London have discretionary housing payment schemes that can help in genuine hardship.
Eviction Procedures Under Landlord and Tenant London Law
Section 21 Notices: Abolished From 1 May 2026
Section 21 of the Housing Act 1988 used to allow landlords to recover possession of an assured shorthold tenancy without giving a reason. From 1 May 2026, landlords in England can no longer serve a section 21 notice. Under the transitional rules, a section 21 notice validly served before 1 May 2026 could only be used if court proceedings were started within six months of the notice being given or by 31 July 2026, whichever was sooner. 31 July 2026 was the last date on which a claim could be made, so a section 21 notice can no longer be used to start a possession claim. Claims made in time continue until they are concluded, and if such a claim is dismissed the tenancy becomes an assured periodic tenancy. You can find official guidance on the gov.uk eviction guidance pages.
If a tenant doesn’t leave after a section 8 notice expires, the landlord must apply to the county court for a possession order. The accelerated possession procedure (Form N5B) was linked to section 21 notices and is not available for new claims. The court process typically takes several months, and if the tenant still refuses to leave, county court bailiffs or High Court enforcement officers must enforce the eviction.
The Section 8 Notice
Section 8 of the Housing Act 1988 is now the route for every possession claim against a private assured tenant. It allows landlords to seek possession on specific grounds, including rent arrears, anti-social behaviour, damage to the property, breach of tenancy terms, the landlord wishing to sell, or the landlord or a close family member moving in. Furthermore, different grounds carry different minimum notice periods, from very short periods for some anti-social behaviour grounds up to four months for grounds such as selling or moving in, and different levels of court discretion. Importantly, some grounds are “mandatory” (meaning the court must grant possession if proven) while others are “discretionary” (meaning the court can refuse possession even if the ground is established).
The Renters’ Rights Reforms
The Renters’ Rights Act 2025 has reshaped landlord and tenant London law significantly. Its main tenancy reforms came into force on 1 May 2026: section 21 “no-fault” evictions were abolished, existing ASTs converted to assured periodic tenancies, and landlords must now rely on a specific section 8 ground for every possession claim, which must be properly justified and evidenced. Landlords cannot use the selling or moving-in grounds in the first 12 months of a tenancy. Other changes include a right for tenants to ask to keep a pet, a limit of one month’s rent in advance, a ban on accepting offers above the advertised rent, and once-a-year rent increases. A private rented sector database and a landlord ombudsman are being introduced in later phases, with mandatory ombudsman membership expected in 2028.
Both landlords and tenants should keep track of the later phases of implementation. Notices served before 1 May 2026 were subject to transitional rules, so if you are dealing with an older notice or a possession claim that is already before the court, take legal advice on which rules apply.
Repairs and Disrepair Claims
Landlord Repair Obligations
Landlords in London have extensive repair obligations under multiple pieces of legislation. The Landlord and Tenant Act 1985 requires landlords to keep in repair the structure and exterior of the property, water and gas pipes, electrical wiring, sanitary fittings, and heating and hot water installations. Additionally, the Homes (Fitness for Human Habitation) Act 2018 requires landlords to ensure properties are fit for habitation throughout the tenancy, addressing issues like damp, mould, structural problems, and inadequate heating.
Crucially, these obligations cannot be excluded by the tenancy agreement. Any clause that tries to make the tenant responsible for these matters is void. Furthermore, landlords also have specific safety obligations including annual gas safety checks, electrical safety checks every five years, smoke alarms on every floor, carbon monoxide alarms in rooms with solid fuel appliances, and current Energy Performance Certificates.
What Tenants Can Do About Disrepair
When repairs aren’t carried out, tenants have several options. First, report the issue in writing to the landlord and keep copies of all correspondence. Second, allow reasonable time for the repair (usually a few weeks for non-urgent issues, much faster for emergencies). Third, if the landlord fails to act, contact the local authority’s environmental health team, which can serve enforcement notices in cases of serious disrepair. Fourth, consider a disrepair claim through the courts, which can result in orders for the work to be done plus compensation for the tenant’s distress and inconvenience.
Importantly, tenants have stronger protection against retaliatory eviction now that section 21 “no-fault” evictions have been abolished in England: a landlord must prove a specific ground for possession, and tenants who raise legitimate complaints about disrepair can also ask the local authority to act. Therefore, tenants should never feel afraid to raise genuine concerns about property condition.
Tenant Rights Beyond the Basics
Protection From Harassment and Illegal Eviction
Both harassment and illegal eviction are serious criminal offences under the Protection from Eviction Act 1977. Specifically, landlords cannot change the locks, cut off utilities, remove the tenant’s belongings, threaten or intimidate the tenant, or physically force them to leave, regardless of any disputes. Furthermore, the only lawful way to evict a tenant is through the proper court process, even if the tenant is significantly in arrears or breaching the tenancy.
If you’re a tenant facing harassment or illegal eviction, contact your local authority’s housing department immediately. Additionally, you may be able to obtain an emergency injunction to return to the property and claim compensation. Police can also be involved where criminal offences have been committed.
Right to Quiet Enjoyment
Every tenant has the right to “quiet enjoyment” of their home, which means the right to live there peacefully without unreasonable interference by the landlord. Specifically, this includes the right to privacy. Landlords cannot enter the property without proper notice (usually 24 hours minimum) except in genuine emergencies. Furthermore, even where notice is given, entry must be at reasonable times and for reasonable purposes such as agreed repairs, inspections, or property viewings near the end of the tenancy.
Working with a Landlord and Tenant London Solicitor
Whether you’re a landlord trying to recover possession lawfully, a tenant facing eviction, or either party dealing with a deposit dispute, repair issues, or unpaid rent, expert legal advice can make a significant difference to the outcome. Furthermore, the complexity of landlord and tenant London law means small procedural mistakes can cost months of delay or thousands of pounds.
At Prime Legal Solicitors, we support landlord and tenant London clients from our office at 83 Baker Street, Marylebone, W1U 6AG. Specifically, our team helps clients across Marylebone, the Central of London, Camden, and the wider London area. Furthermore, we’re regulated by the Solicitors Regulation Authority and offer transparent pricing with direct solicitor access throughout your case.
What We Help With
Our landlord and tenant team handles the full range of housing disputes including drafting and reviewing tenancy agreements, deposit dispute representation, section 8 possession notices, possession proceedings at London county courts, disrepair claims, illegal eviction and harassment claims, rent arrears recovery, and HMO licensing compliance. Additionally, we advise landlords on regulatory compliance with the Renters’ Rights Act 2025 and help tenants understand their rights under the new framework.
Common Questions About Landlord and Tenant London Law
How long does an eviction take?
Timescales vary. Since 1 May 2026, new possession claims against private tenants must be brought on section 8 grounds, and the time from notice to eviction depends on the ground relied on and its notice period, whether the claim is defended, and court waiting times. A straightforward case often takes several months. London courts often have longer waiting times due to higher case volumes.
How often can my landlord increase the rent?
Since 1 May 2026, a landlord can usually increase the rent only once a year, using the section 13 procedure with at least two months’ notice. Tenants can challenge an increase they believe is above the open market rent at the First-tier Tribunal.
Can I get my deposit back if I’m not happy with deductions?
Yes. All three deposit protection schemes offer free dispute resolution. You don’t have to accept your landlord’s proposed deductions. If you disagree, the scheme’s adjudicator will examine evidence from both sides and make a binding decision.
What if my landlord won’t do repairs?
First report in writing and keep copies. If the landlord doesn’t act, contact your local authority’s environmental health team. You can also bring a disrepair claim through the courts for orders to do the work plus compensation.
Can my landlord evict me without going to court?
No. The only lawful way to evict a tenant is through the court process. Changing locks, removing belongings, or harassing tenants to leave are serious criminal offences. Contact the police and your local authority immediately if this happens.
Does the Renters’ Rights Act apply to me?
The tenancy reforms in the Renters’ Rights Act 2025 have applied to most private renters and landlords in England since 1 May 2026. Some parts, such as the private rented sector database and the landlord ombudsman, are being introduced later, and other types of tenancy, such as social housing, may be affected differently. Take legal advice if you are unsure how the changes affect you.
What is an HMO and do I need a licence?
A House in Multiple Occupation (HMO) is generally a property let to three or more tenants who form more than one household and share facilities. Larger HMOs (five or more occupants) require mandatory licensing. Many London boroughs operate additional or selective licensing schemes covering smaller HMOs too.
I’m a guarantor, what’s my liability?
Guarantors can be held liable for the tenant’s rent arrears, damage, and sometimes legal costs. The exact scope depends on what the guarantee document says. If you’re being asked to guarantee a London tenancy, read the agreement carefully and consider taking legal advice before signing.
Need Help with a Landlord and Tenant Issue in London?
Whether you’re a landlord trying to manage your property lawfully or a tenant facing a difficult situation, our landlord and tenant London team has the experience and local knowledge to support you. We offer free initial consultations, transparent pricing, and direct solicitor access from start to finish. Book your confidential, no-obligation consultation today.
Updated 26 October 2026 to reflect the law in force at that date.
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Hassan Ansari
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