How New Renters’ Rights Laws Change Renting in London (Jan 2026)

An up‑to‑the‑minute explainer of how recent policy and market shifts — including Renters Reform developments, landlord responses and stock changes — are altering what London tenants can expect. Practical, borough‑specific tactics cover negotiating rent, securing open‑ended tenancies, protecting deposits and avoiding eviction pitfalls.

Quick summary

• Since the Renters Reform programme began to take effect, the landlord‑tenant landscape in London is shifting from short, insecure tenancies and no‑fault evictions towards longer, open‑ended arrangements and clearer grounds for possession.
• Market snapshots from ONS, Zoopla and Rightmove (Jan 2026) show rents stabilising in central London while growth continues in many outer boroughs; local supply changes (sell‑ups, conversions and more build‑to‑rent) are creating very borough‑specific bargaining power.
• Practical tenant steps: insist on deposit protection and an inventory, negotiate clearer rent review clauses, request statutory (or model) open‑ended tenancies, and use local council enforcement and Shelter/Citizens Advice early if threatened.

This explainer mixes policy context, market signals and practical templates so you can act borough‑by‑borough and avoid common pitfalls.

What’s changed under the Renters Reform programme (practical effects)

Note: the Renters Reform programme has been implemented in stages. The details below describe the parts that matter most to London renters as of Jan 2026 and how they affect everyday renting.

Key practical reforms

• Reduction or abolition of “no‑fault” evictions: landlords now must rely on defined grounds for possession or follow a clear statutory process. For renters this means fewer surprise Section 21-style exits and more predictable reasons where landlords can ask for possession.

• Shift to open‑ended tenancies or longer baseline terms: many new agreements default to periodic/open‑ended tenancies (roll‑on monthly) or longer fixed terms with easier conversion to open‑ended status at renewal.

• Stronger minimum standards and enforcement: local authorities have clearer powers and higher penalties for poor conditions and illegal lettings. Tenants have better routes to force repairs and report unsafe housing.

• Continuous focus on deposit protection and dispute resolution: schemes and adjudication processes have become better publicised and faster to use.

Practical effect for tenants: more stability and leverage, but also a mixed picture — landlords may respond by adjusting rents, tightening referencing, or switching to different lettings models (e.g., short‑term lets, managed build‑to‑rent portfolios).

Market context (Jan 2026): what the indices and portals indicate

Use the headline market sources to inform your local negotiation strategy:

• ONS rental indices: The Office for National Statistics provides the broad trend for England and Wales. As of Jan 2026 the ONS picture suggests rental growth has moderated compared with the strong rises seen in 2022–25. That moderation is uneven across London boroughs.

• Zoopla and Rightmove snapshots: These portals show listing volumes, average asking rents and time‑on‑market by borough. Central London usually shows higher vacancy and longer listing times post‑pandemic, while many outer boroughs are still seeing tighter markets and faster price rises.

How to use this data practically

• Check the latest ONS index for national context, then view borough and postcode snapshots on Zoopla/Rightmove when preparing to negotiate. If listings time‑on‑market is increasing in your target borough, that is direct negotiating leverage.

• Use historical snapshots: compare the same month year‑on‑year to see seasonal movement. Portals often publish borough reports useful for rent negotiation and deciding when to lock in a tenancy.

How landlords are reacting (and what that means for you)

Landlord responses vary. Typical reactions observed in the market include:

• Holding onto income by increasing referencing thresholds or requiring guarantors.
• Selling some buy‑to‑let units into owner‑occupation or to institutional build‑to‑rent landlords.
• Converting more homes to professional PRS management (which can mean better compliance but less personal negotiation flexibility).
• Selective exit from certain boroughs with high compliance costs or licensing.

What renters should expect

• In tighter boroughs you may face stronger referencing and slightly higher initial rent offers; in softening central areas you can press for rent reductions, rent‑free weeks or flexible move‑in dates.

• Where stock is moving into professionally managed portfolios, expect more standard contracts and less informal negotiation. That’s often good for deposit protection and compliance but worse for bespoke discounts.

Borough‑specific tactics (practical, actionable)

London is not one market. Use the following tactical checklist depending on the borough class you’re dealing with.

Inner London / prime central (e.g., Westminster, Kensington & Chelsea, Camden)

Typical conditions: higher vacancy, more professional landlords, competition for high‑quality units still strong in best addresses.

Tactics:

• Ask for a short rent review clause tied to CPI or a fixed cap rather than open‑ended “market rent” reviews.
• Where stock is softening, request 1–2 weeks’ free rent (or reduced deposit) as standard for mid‑season moves. Phrase it as: “Given comparable listings show longer time‑on‑market, would the landlord consider two rent‑free weeks or a rent of £X for the first month?”
• Use professional inventory photographs at check‑in and send the agreed signed inventory to the agent within 48 hours.

Inner ring / high demand but mixed (e.g., Hackney, Islington, Lambeth)

Typical conditions: strong demand but varied stock quality; more HMOs and licencing.

Tactics:

• Ask upfront if the property requires an HMO or selective licence and to see the licence number. If the landlord cannot provide one (where required) use that as leverage on rent or refuse to sign until clarified.
• Negotiate to include key repairs as a condition of lease signature and record them in the inventory.

Outer London / growing demand (e.g., Croydon, Waltham Forest, Newham, Barking & Dagenham)

Typical conditions: rising demand, fewer short‑term listings, strong competition for well‑presented units.

Tactics:

• Prepare a strong application pack (proof of income, references, short cover letter) — in rising areas that can beat slightly higher asking prices.
• Consider asking for a 12‑month fixed term with a clear 3‑month review clause — landlords here may accept stability in return for a small discount.

Boroughs with stepped up enforcement (licensing & standards)

Many London boroughs have expanded selective licensing and enforcement teams; always check your borough site (search: “[Your borough] selective licensing landlord”) before you sign.

Tactics:

• Request the landlord’s licence number where relevant and confirm compliance with smoke/CO alarms, gas safety and EPC ratings.
• If a landlord refuses, notify the borough enforcement team — this can be powerful negotiating leverage and may lead to rent reductions or enforced compliance.

How to negotiate rent and terms (scripts, strategies, examples)

Negotiation is easier when you can show market knowledge and be practical.

• Do your prep: bring up two comparable listings from the same postcode and show their price and time‑on‑market.

Simple negotiation script (email):

Hello [Agent/Landlord],

Thank you for showing the flat at [address]. Before we move forward, I wanted to propose a starting rent of £[X] (or two weeks’ free rent) given comparable listings in [postcode] show longer listing times and similar specification. I can confirm my references and a guarantor today and would prefer a 12‑month fixed term with an option to convert to an open‑ended tenancy thereafter. Please let me know if this is feasible — I can submit my application and references immediately.

Key points to include in negotiations:

• A request to tie any rent review to inflation (CPI) or to a maximum percentage cap.
• A clause that converts the tenancy to open‑ended after the first fixed term (if open‑ended tenancies are not yet the default in your case).
• A list of repairs and improvements to be completed before move‑in as a condition of signing.

Securing open‑ended tenancies (what to ask for in the agreement)

If the default is now open‑ended or periodic, ensure the agreement includes:

• A clear rent‑review mechanism (indexation or pre‑defined intervals).
• Notice periods for possession that match statutory minimums and list the specific grounds a landlord can rely on.
• An explicit clause confirming the tenancy’s conversion to a periodic (monthly) tenancy after any initial fixed term.

Sample clause to propose:

“After the initial fixed term, this agreement shall continue as a periodic tenancy with rent reviews no more than once every 12 months and any rent increase to be communicated in writing at least 60 days in advance and linked to CPI or capped at X% (whichever is lower).”

Protecting deposits and handling disputes

Legal requirements are clearer and enforcement faster. Your action list:

• Ensure the deposit is placed in a government‑approved deposit protection scheme within 30 days of receipt. Ask for proof (prescribed information) and keep it with the signed tenancy.
• Take a full inventory with date‑stamped photos and email it to the agent and landlord. Keep copies.
• If the landlord withholds deposit unfairly, use the deposit scheme adjudication first — it is quicker and free to start. If that fails, a small claims court action is the next step.

Practical message to landlord/agent (deposit query):

Dear [Agent/Landlord],

Please confirm within seven days that the tenancy deposit of £[amount] paid on [date] has been protected and provide the scheme reference and prescribed information as required by law.

If you do not receive it, escalate to the deposit scheme and get early legal advice from Shelter, Citizens Advice or a local advice centre.

Avoiding eviction pitfalls and what to do if threatened

With the new possession framework, evictions should be more transparent — but there are still pitfalls.

Immediate steps if you receive a notice:

1. Check which ground the landlord is relying on and whether the notice period matches statutory requirements.
2. Seek early advice — contact Shelter, Citizens Advice or your borough housing team. They can often mediate or confirm whether the notice is valid.
3. If you are at risk of homelessness, apply to your local council early — councils have duties to help in many cases and can act while a possession order is pending.
4. Do not withhold rent as retaliation without advice — this can create grounds for possession unless you have clear legal backing for counterclaims.

Sample “request for reasons” letter if served with vague notice:

Dear [Landlord],

I have received your notice dated [date]. Please confirm the exact grounds for possession you are relying upon and provide the evidence you intend to use in any possession claim. I am also requesting copies of any relevant notices or documents you have served to date.

Timeliness matters: many boroughs publish helpful emergency contact pages and priority services for tenants facing illegal eviction or poor conditions; contact them early.

Using Shelter, London Councils and borough enforcement (practical contact strategy)

• Shelter: free emergency and casework help on housing law, deposit disputes and eviction defence. Use Shelter early: they can help you prepare evidence, letters and sometimes representation.

• London Councils and borough sites: check enforcement notices and landlord licensing information. Borough housing enforcement teams can issue improvement notices or fines where landlords fail to meet standards.

• Citizens Advice: good for debt and benefit questions that affect your housing options.

How to escalate effectively

• Document everything (emails, photos, messages). This speeds up Shelter or borough casework.
• If the landlord is non‑compliant with licensing or safety requirements, notify the borough enforcement team. Boroughs often prioritise cases where tenants are at immediate risk.

Checklist before you sign (print‑friendly)

• Is the landlord/agent registered and authorised? Are they a member of a redress scheme?
• Is the deposit protected? Get the scheme reference and prescribed information.
• Is there a current gas safety certificate, EPC and, where needed, an HMO/selective licence?
• Do you have a signed inventory with photos? Get it dated and signed by both parties.
• Is the tenancy agreement clear on rent review, notice periods and conversion to open‑ended?
• Have you asked for any agreed repairs in writing and attached them as a schedule to the tenancy?

Where to get borough‑specific help and data

• For market snapshots and asking prices: check Zoopla and Rightmove borough pages for recent listing data and time‑on‑market figures.
• For statutory data and trends: consult the ONS rental indices to understand national and regional trends.
• For local enforcement: search your borough site for selective licensing, HMO licensing and private sector housing enforcement.

If you’re weighing neighbourhood choices, see our guide to popular areas for young professionals in London which can help you compare lifestyle and price trade‑offs: Top 10 Areas for Young Professionals in London 2025.

If you’re worried about scams while searching or negotiating, pair this article with our practical safety checks: Shield Yourself from Rental Scams in London: AI-Age Safety.

Final practical takeaways (Jan 2026)

• The Renters Reform programme has shifted the balance in favour of greater tenant stability and clearer enforcement — but local outcomes vary across London boroughs.
• Use market data (ONS, Zoopla, Rightmove) to understand whether you have negotiating power; in many areas you do.
• Protect your deposit, document condition, demand licence/certificates where needed and get advice early if a notice arrives.
• Borough enforcement teams, Shelter and Citizens Advice are practical allies — use them fast if you need to escalate.

Renting in London is still complex, but the net result of recent policy and market changes is greater clarity and options for well‑prepared tenants. Take the local data, prepare your documents and negotiate from a position of evidence.

Sources and where to check (Jan 2026): ONS rental indices; Zoopla borough reports; Rightmove market snapshots; Shelter guidance; London Councils and your local borough housing/enforcement pages. For legal interpretations, always confirm with Shelter or a solicitor — this article provides practical guidance, not legal advice.