The Housing Committee met to discuss the implementation and monitoring of the Renters' Rights Act in London. Key concerns raised included the potential for weak enforcement, the need for greater affordability measures, and the capacity of local authorities and the court system to handle the changes. The committee heard from renters' rights groups, landlord representatives, and local authority officials about the anticipated impacts of the Act.

Implementing and Monitoring the Renters' Rights Act in London

The Renters' Rights Act, which received Royal Assent on 27 October 2025, aims to provide greater security and stability for private renters. A central change is the abolition of section 21 'no-fault' evictions, which is expected to empower renters and reduce the fear of retaliatory eviction. However, concerns were raised about the potential for landlords to circumvent these protections through practices like demanding 'statements of intent' for tenancy duration, which have no legal basis.

The Act also introduces measures to ban unfair landlord practices such as upfront rent payments and rental bidding wars, and prohibits discrimination against families and benefit recipients. Longer-term measures include a database of private landlords, a PRS ombudsman, Awaab's Law, and the extension of the Decent Homes Standard to the private rented sector.

A significant concern raised by multiple witnesses was the capacity of local authorities to enforce these new measures. Despite Government assurances of full funding, organisations like Shelter expressed doubts about whether stretched council budgets would be sufficient. The Act grants local authorities new powers to issue civil penalties and conduct investigations, with revenues retained for future enforcement. However, the transcript highlighted a significant lack of environmental health officers and a skills gap in housing law among council staff, suggesting that enforcement may be challenging.

The Renters' Rights Act is being implemented in phases, with new enforcement powers coming into effect in December 2025, and the abolition of section 21 evictions and changes to rent increases due in May 2026. The landlord database is expected in late 2026, and the ombudsman in 2028. Awaab's Law and the Decent Homes Standard implementation dates are yet to be set.

Renters' Understanding and Awareness

Ben Twomey of Generation Rent stated that renters' understanding of their new rights is currently very limited. He highlighted that the system has historically relied on landlords possessing knowledge not always passed on to tenants. Generation Rent plans to launch a Renters' Rights Awareness Week around 1 May 2026, utilising resources like the TfL network for advertising campaigns to reach a wider audience.

Landlord Preparedness and Concerns

Ben Beadle of the NRLA indicated that around 67% of landlords have some knowledge of the Act, with a further 25% roughly aware of upcoming changes. He stressed the need for landlords to update tenancy agreements and review their portfolios. While landlords are aware of the abolition of section 21, Beadle noted that the primary cause of homelessness is currently landlords selling their properties, not section 21 evictions themselves. He expressed concern that the Act could make the PRS less attractive to investors, potentially reducing supply.

Affordability and Rent Controls

A key criticism from ACORN and Generation Rent was the Act's failure to address affordability. Paul Williams of ACORN called for rent controls, suggesting a cap linked to wage growth or CPI inflation. Ben Twomey argued that rent controls exist in many countries and have not been a disaster, highlighting the stability they can provide. He also pointed out that unregulated rents in London have significantly outpaced inflation, contributing to inequality.

Enforcement and Court Capacity

Concerns were raised about the capacity of both local authorities and the court system to handle the increased workload resulting from the Act. Niamh Evans of the Renters' Reform Coalition noted that many councils struggle to enforce existing laws, citing low prosecution rates for landlords and illegal evictions. The court system was described as on its knees, with a lack of investment potentially hindering its ability to manage the new fault-based eviction system.

Unintended Consequences and Mitigation

Ben Twomey of Generation Rent warned of potential judders and jolts during the transition, including a possible spike in section 21 notices before the May 2026 deadline. He suggested measures like discretionary housing payments and ensuring local authorities inform tenants of legal grounds for section 21 notices to smooth the transition. The panel also discussed the potential for a rise in illegal evictions and the need for robust enforcement to prevent a two-tier PRS.

The Mayor of London's role was discussed, with suggestions for him to take a greater lead in coordinating communications, sharing best practices, and potentially providing funding for enforcement. The NRLA suggested simplifying licensing and focusing on the landlord database rather than duplicating selective licensing schemes.

The meeting also touched upon the role of letting agents and the need for clearer guidance for landlords. The overall sentiment from the renters' groups was that while the Act is a significant step forward, effective enforcement and addressing affordability are crucial for its success. The NRLA stressed the importance of a balanced approach that supports responsible landlords to maintain supply.

The Housing Committee agreed to note the report and discussion, delegating authority to the Chair to agree any output arising from the discussion. The Committee also noted its work programme and the date of its next meeting.