Renters’ Rights Act 2025: Complete Guide for Overseas London Landlords

1 May 2026 marked a historic turning point in England’s private rental market. The Renters’ Rights Act 2025 came into force, permanently abolishing the Section 21 ‘no-fault’ eviction notice that landlords had relied upon for over three decades. Every existing assured shorthold tenancy (AST) automatically converted into a periodic assured tenancy on that same date. For overseas landlords based in Taiwan — or anywhere outside the UK — this is not merely a domestic affair: the obligations under the Renters’ Rights Act 2025 apply in full, regardless of where you reside or whether your property is managed by a letting agent. IREIS Properties has prepared this complete guide to help international landlords navigate the key changes, understand their legal obligations, and act with confidence.

Key Points

• Section 21 abolished from 1 May 2026 — no-fault evictions are no longer permitted

• Section 8 is now the only route to repossession — 37 statutory grounds available

• Rent increases capped at once per year — mandatory 2-month notice using Form 4A

• PRS Landlord Database launching late 2026 — overseas landlords must register personally; fines up to £7,000

1 May 2026 — England’s Rental Market Enters a New Era

The Renters’ Rights Act 2025 received Royal Assent in 2025 and came into force on 1 May 2026. This date represents the most significant structural reform of England’s private rental sector in 35 years. Three changes took effect on that date that directly impact overseas landlords.

First, Section 21 — the ‘no-fault’ notice that allowed landlords to end a tenancy without giving a reason — was permanently abolished. Any Section 21 notice served on or after 1 May 2026 has no legal standing. For notices served before the commencement date, landlords had until 1 August 2026 to complete the court process; after that deadline, all outstanding Section 21 notices became void.

Second, all existing fixed-term assured shorthold tenancies (ASTs) automatically converted into periodic assured tenancies on 1 May 2026. The concept of ‘contract expiry equals automatic vacant possession’ no longer exists in English law. Your tenant has the right to remain indefinitely until you successfully establish a Section 8 ground. Third, any rent review or increase clauses contained in existing tenancy agreements became void. All future rent increases must follow the new statutory process.

The practical implication for overseas landlords — particularly those managing London properties remotely from Taiwan — is that your relationship with your tenant is now a long-term one by default. IREIS Properties began advising clients on this transition in early 2026, and we encourage all overseas landlords to review their rental management strategy in light of these changes.

Recovering Your Property: The Section 8 Grounds Explained

With Section 21 gone, possession now requires court proceedings using one of 37 Section 8 statutory grounds. The most relevant grounds for overseas landlords are as follows.

Ground 1 — Landlord or Family Occupation

This ground applies when you, your spouse/civil partner, or a member of your close family needs to occupy the property as their only or principal home. Required notice: 4 months in writing. This is particularly important for overseas landlords whose children plan to study or work in London and require the family property to live in. Notice must be served in the prescribed form — any procedural defect may result in the court dismissing the claim.

Ground 1A — Landlord Intends to Sell

This ground applies when you intend to sell the property. Required notice: 4 months. The intention to sell must be genuine — if you recover possession under Ground 1A and then re-let the property within 12 months, the tenant may claim compensation through the courts.

Ground 8 — Serious Rent Arrears (Mandatory Ground)

Ground 8 is the only mandatory ground in Schedule 1 of the Act: if the threshold is met, the court must grant possession. Under the new rules, the threshold for monthly tenancies is 3 months of arrears (up from the previous 2 months). Once the threshold is reached, landlords must serve 4 weeks’ written notice before applying to court. IREIS Properties recommends consulting a qualified UK solicitor before initiating any possession claim to ensure the correct ground, format, and notice period are applied.

The New Rent Increase Rules — Form 4A and Annual Limits

The Renters’ Rights Act 2025 introduced a statutory rent increase process that overrides anything stated in your existing tenancy agreement. There are 4 key rules every landlord must follow.

First, rent may only be increased once per 12-month period, regardless of market conditions. Second, landlords must serve at least 2 months’ advance written notice using the government’s prescribed Form 4A. Any increase communicated by other means — including informal letters or oral agreement — is legally void. Third, the increased rent must not exceed the market rent for the property. If a tenant believes the increase is above market rate, they can refer the matter to the Rent Tribunal within the notice period, which will determine the appropriate figure. Fourth, and most often overlooked, all existing rent review clauses or inflation-linked increase provisions in tenancy agreements became void on 1 May 2026. Any agreement to increase rent outside the statutory process has no legal effect.

For overseas landlords relying on letting agents to manage day-to-day operations, this creates a specific risk: if your agent has not updated their procedures to use Form 4A, any rent increase they attempt on your behalf may be unenforceable. IREIS Properties advises all overseas clients to confirm with their agent that the new statutory process is in place before the next review date.

The new rent increase mechanism is more restrictive than before, but its structure is clear and predictable. The key is precision — every step must be taken in the right form, at the right time. Delegating to an agent does not transfer your legal liability as the registered landlord.

The PRS Landlord Database — Opening Late 2026

The Renters’ Rights Act 2025 also establishes the first ever national Private Rented Sector (PRS) Landlord Database for England. The government expects to open registration in a phased rollout through late 2026.

Registration is required of all landlords who let residential property in England — including overseas (non-resident) landlords. Information you will need to provide includes: your full legal name and contact address (overseas addresses are accepted), the address of each property you let, the name and contact details of any managing agent, and confirmation of compliance with key safety obligations including a valid Energy Performance Certificate (EPC), Electrical Installation Condition Report (EICR), and Gas Safety Certificate where applicable.

The critical point for overseas landlords: the Renters’ Rights Act 2025 explicitly states that registration must be completed by the landlord personally — it cannot be delegated to a letting agent. Even if your property is fully managed, the database registration is your individual legal obligation and must be completed by you directly.

Failure to register carries real financial consequences: local authorities may issue fines of up to £7,000 for non-registration. Deliberately providing false or misleading information can result in fines of up to £40,000 and potential criminal prosecution. IREIS Properties will provide step-by-step registration guidance for overseas clients when the database opens.

3 Immediate Actions for Overseas Landlords

Action 1 — Confirm the Government Information Sheet Has Been Sent
The Renters’ Rights Act 2025 required all landlords to send the Government Information Sheet to existing tenants by 31 May 2026. This document explains tenants’ rights under the new law. If you have a letting agent, confirm they have completed this on your behalf. Failure to provide the Information Sheet will not result in a direct financial penalty, but it may be used against you in any future possession proceedings.

Action 2 — Update Your Agent’s Rent Review Process

Speak to your London letting agent and confirm that all future rent reviews will use Form 4A with at least 2 months’ advance notice, and that existing rent review clauses in current agreements have been formally noted as void. If your agent is still using old-format notice letters or annual inflation-linked clauses, the increases they attempt will not be legally enforceable.

Action 3 — Map Your Possession Strategy Now

If there is any possibility you will need to recover your London property within the next 2 to 3 years — whether for a family member’s use or because you plan to sell — begin planning now. Under Ground 1 (family occupation), the mandatory notice period is 4 months, and the full process from serving notice to vacant possession often takes 6 to 12 months or longer. Early planning gives you optionality. IREIS Properties can assist you in understanding the process and connecting you with qualified UK solicitors.