London has more private rented households than any other city in England, approximately 1.1 million, spread across 33 boroughs with distinct and sometimes overlapping licensing regimes. From Newham's citywide selective licensing scheme to Waltham Forest's additional HMO controls, the regulatory environment for a London landlord is materially more complex than for landlords elsewhere in England.
The Renters' Rights Act 2025, which came into force on 1 May 2026, added a further layer of compliance obligation that applies equally across all 33 boroughs. Section 21 no-fault evictions are abolished. Assured Shorthold Tenancies are replaced by Periodic Assured Tenancies. Section 8 notices must use the new Form 3A. Rent increases require Form 4A. Failure to use the correct documentation carries civil penalties of up to £7,000 per offence.
LetSafe UK provides regulation-current landlord compliance documents for London landlords, every template reviewed against the commencement provisions of the Renters' Rights Act 2025 and dated to demonstrate currency in any enforcement action or dispute.
Why London Landlords Need Updated Compliance Documents in 2026
London's private rented sector is under greater regulatory scrutiny than at any point in recent history. The combination of the Renters' Rights Act 2026, aggressive borough-level selective licensing enforcement, and the forthcoming private landlord database creates a compliance environment in which outdated documents carry real financial risk.
London boroughs use selective licensing schemes as enforcement tools, not just revenue measures. Newham operates one of the largest borough-wide selective licensing schemes in England, covering virtually every private rented property in the borough. Southwark, Waltham Forest, Tower Hamlets, Haringey, Brent, and Lambeth each operate schemes covering designated areas. In some boroughs, failing to serve the correct prescribed information alongside a tenancy agreement, even if the tenancy agreement itself is valid, can invalidate a subsequent Section 8 notice.
For HMO landlords specifically, London's mandatory licensing threshold (HMOs with five or more occupants forming at least two households) is supplemented by additional licensing schemes in many boroughs covering smaller HMOs with three or four occupants. The documentation requirements for licensed HMOs include management plans, tenant referencing records, and regular condition reports that go beyond the standard tenancy agreement stack.
The coming private landlord database, one of the Renters' Rights Act's key measures, will require landlords to register properties and demonstrate compliance with prescribed requirements. While the registration deadline has not yet been fixed, preparing a compliant document library now puts London landlords in the strongest possible position.
- ~1.1 million private rented households across 33 London boroughs
- 15+ boroughs operate selective or additional licensing schemes
- Section 21 permanently abolished, London had the highest rate of no-fault evictions in England before abolition
- HMO density highest in England, additional licensing applies in most major boroughs
- Civil penalties up to £7,000 for serving invalid possession notices
The Renters' Rights Act 2026: What Changes for London Landlords
The Renters' Rights Act 2025 (commonly referred to as the Renters' Rights Act 2026 after its commencement date of 1 May 2026) is the most fundamental change to residential tenancy law in England since the Housing Act 1988. Every London landlord, whether managing a single flat in Brixton or a portfolio across multiple boroughs, must update their document library.
The Act's core changes are not London-specific, but they affect London disproportionately because London had the highest concentration of Section 21 notices in England. The abolition of no-fault eviction means that London landlords who previously relied on Section 21 as a general-purpose lease-ending mechanism must now be precise about which Section 8 grounds they are relying on and serve the correct Form 3A notice with the correct notice period.
Fixed-term Assured Shorthold Tenancies are unlawful for any new tenancy from 1 May 2026. All new London tenancy agreements must be Periodic Assured Tenancies from day one. Existing ASTs automatically converted on 1 May 2026, but landlords with converted tenancies should issue the government-prescribed Information Sheet to existing tenants (this should have been done by 31 May 2026) and retain a signed acknowledgment as part of their compliance record.
- Section 21 abolished, serving a Section 21 notice after 1 May 2026 carries a civil penalty of up to £7,000
- ASTs replaced by Periodic Assured Tenancies, all new London lets must use a PAT Agreement from 1 May 2026
- Section 8 Form 3A required, old Form 3 is revoked; a notice on Form 3 is invalid from 1 May 2026
- Rent increases via Section 13 only, serve Form 4A with at least two months' notice; contractual review clauses have no legal effect
- Information Sheet obligation, existing tenants must be served the government-prescribed Information Sheet; retain proof of service
- Pet requests must be considered, blanket no-pets clauses are unlawful; refusal requires valid grounds
- Ombudsman registration required, all London landlords must join a landlord ombudsman scheme (private provider selection pending)
Essential Documents for London Rental Properties
The core document stack for a London landlord letting a new property from 1 May 2026 includes both the nationally required documents and, where applicable, borough-specific licensing compliance documents. Below is a checklist of the key documents every London landlord needs.
Before tenancy commencement, you must provide: a current Energy Performance Certificate (EPC) at Band E or above, a valid Gas Safety Record (CP12) within the last 12 months, an Electrical Installation Condition Report (EICR) within the last five years, the current edition of the 'How to Rent' guide, and Right to Rent check documentation for each adult tenant.
At tenancy commencement, the Periodic Assured Tenancy Agreement, with its attached Written Statement of Terms, is the core document. Where a deposit is taken, the Deposit Prescribed Information must be served within 30 days of receiving the deposit, alongside the tenancy scheme's prescribed terms. Failure to serve Deposit Prescribed Information within 30 days bars you from serving certain Section 8 grounds and creates liability for a financial penalty of one to three times the deposit amount.
For London landlords with selective or additional licensed properties, additional documentation is required: a copy of the licence (displayed at the property in some boroughs), the management plan required by the licence conditions, and tenant referencing records demonstrating how tenants were checked before occupation.
- Periodic Assured Tenancy Agreement (LS-E-001, £29), mandatory for all new England lettings from 1 May 2026; replaces the AST
- Section 8 Notice Pack (LS-E-010, £19), Form 3A with all 18 grounds and serving guidance; Form 3 is revoked
- Section 13 Rent Increase Pack (LS-E-011, £19), Form 4A, calculation worksheet, Tribunal referral guide
- Information Sheet Serving Pack (LS-E-100, £14.99), government-prescribed Information Sheet, serving letter, service log
- Renters' Rights Act Transition Pack (LS-E-130, £39), for landlords with existing tenancies that auto-converted on 1 May 2026
- Deposit Prescribed Information, updated version reflecting the new tenancy regime; serve within 30 days of receiving the deposit
London Selective Licensing: Additional Compliance Obligations
Selective licensing in London means that many properties require a licence before they can be let, regardless of whether they are HMOs. A property subject to selective licensing without a valid licence is being let illegally, the landlord cannot recover rent via a Rent Repayment Order defence, cannot serve a valid Section 8 notice on rent arrears grounds, and faces a criminal prosecution and fine of up to £5,000 under the Housing Act 2004.
The key London boroughs with active selective licensing schemes as of mid-2026 include Newham (citywide), Southwark (designated areas), Waltham Forest (designated areas), Tower Hamlets (designated areas), Haringey (Broadwater Farm and other areas), Brent (designated areas), Lambeth (designated areas), and Lewisham (designated areas). Schemes change, before letting any London property, check your specific borough council's licensing register.
Where a property requires a selective licence, additional documentation is mandated by the licence conditions. These typically include: a valid licence (with the licence number displayed prominently in the property in some boroughs), a management plan demonstrating how the property will be maintained and managed, tenant referencing records showing how each tenant's suitability was assessed, and fire safety documentation. The specific requirements vary by borough, Newham's scheme requires different documentation to Southwark's.
For HMO landlords in London, mandatory licensing applies nationally to HMOs with five or more occupants forming at least two households. Many London boroughs supplement this with additional licensing covering HMOs with three or four occupants. In some boroughs, virtually every shared house requires a licence. The document requirements for HMO licences are more extensive than for selective licensing: fire safety management plans, room size records, gas and electrical safety certificates, and tenant referencing records are all standard licence conditions.
The Greater London Authority has signalled interest in a pan-London landlord register separate from borough licensing schemes. While the GLA register has not yet been established, preparing a comprehensive compliance document library now will position London landlords well for registration when it opens.
- Newham: Borough-wide selective licensing, virtually every private rented property in Newham requires a licence
- Southwark, Waltham Forest, Tower Hamlets, Haringey: Designated-area selective licensing, check the specific licensing map for your postcode
- Brent, Lambeth, Lewisham: Active selective licensing schemes in designated areas
- Additional HMO licensing: Many boroughs require licences for HMOs with 3–4 occupants, beyond the national 5+ mandatory threshold
- Licence documents required: Management plan, tenant referencing records, fire safety documentation, gas and electrical certificates
Free Landlord Compliance Checklist for London
LetSafe UK offers a free Renters' Rights Act 2026 compliance checklist covering every document and obligation in plain English. The checklist is structured by timing, what to prepare before a tenancy, what to serve at commencement, and what to do during the tenancy, and includes the specific borough-level considerations relevant to London landlords.
The checklist covers: document updates required by the Renters' Rights Act 2026, selective licensing compliance steps for licensed properties, the Section 8 grounds most relevant to London landlords, correct procedure for Section 13 rent increases, and the information that must be kept on file for each tenancy.
You can access the free checklist at LetSafe's free tools page. The compliance document templates, the Periodic Assured Tenancy Agreement, Section 8 Notice Pack, Section 13 Rent Increase Pack, and Information Sheet Serving Pack, are available individually or as part of the New Landlord Starter Pack (LS-U-200, £69), which includes all four core England documents at a saving of over £30.
Frequently asked questions
Which London boroughs have selective licensing?+
As of mid-2026, selective licensing schemes operate in Newham (citywide), Southwark, Waltham Forest, Tower Hamlets, Haringey, Brent, Lambeth, and Lewisham, among others. Schemes change regularly, check your specific borough council's licensing register before letting. Operating a property without a required licence is a criminal offence.
Do I need additional documents if my London property requires a selective licence?+
Yes. Selective licence conditions typically require a management plan, tenant referencing records, and sometimes specific fire safety documentation. These are in addition to the standard Renters' Rights Act 2026 compliance documents (PAT Agreement, Information Sheet, deposit documentation). Check your borough's specific licence conditions.
Does the Renters' Rights Act apply differently in London?+
No, the Renters' Rights Act 2025 applies uniformly across England. However, the practical impact is arguably greater in London because London had the highest rate of Section 21 no-fault evictions before abolition, and the HMO density means more London landlords face intersecting compliance obligations from both the Act and local licensing regimes.
What is the GLA landlord register and when does it open?+
The Greater London Authority has discussed a pan-London landlord registration scheme separate from borough selective licensing. As of May 2026, no GLA register has been formally established. The national private landlord database (required by the Renters' Rights Act) is a separate initiative, registration dates have not yet been confirmed. We recommend monitoring the GLA and DLUHC announcements.
What happens if I use an old AST for a London property after 1 May 2026?+
Using an Assured Shorthold Tenancy agreement for a new letting from 1 May 2026 creates a legally uncertain tenancy. The AST category no longer exists, the tenancy is likely to be treated as a Periodic Assured Tenancy by operation of law, but the document may contain provisions (such as break clauses) that have no legal effect. More importantly, incorrect documentation may make it harder to rely on certain Section 8 grounds if possession becomes necessary. Use a current Periodic Assured Tenancy Agreement for every new letting.
Can I still use a Section 21 notice for a London property?+
No. Section 21 is permanently abolished from 1 May 2026. Serving a Section 21 notice on or after 1 May 2026 carries a civil penalty of up to £7,000. The only valid possession route is Section 8 Notice Form 3A, relying on one or more of the statutory grounds. Form 3 (the old Section 8 form) is also revoked, only Form 3A is valid.