After years of consultation, the Renters’ Rights Act is now law – bringing major changes for landlords across England. If you let property in Kingston or the surrounding area, it’s essential to understand how these updates will affect your responsibilities, tenancies and long-term strategy.
In this guide, we cover everything Kingston landlords need to know – from the end of Section 21 to new tenancy rules – and share practical steps you can take now to stay compliant.
What is the Renters’ Rights Act?
The Renters’ Rights Act is a landmark piece of legislation aimed at improving standards, enhancing tenant security, and modernising the rental sector. It applies to all private landlords in England, including those letting homes in Kingston upon Thames.
The Act covers:
- Tenancy agreements
- Eviction rules
- Property conditions
- Landlord registration
- Pets and notice periods
The key message? Landlords need to be more transparent, more proactive, and better prepared – but those already offering a good service have little to fear.
Key changes Kingston landlords need to know
1. The end of Section 21 “no-fault” evictions
One of the most headline-grabbing changes is the abolition of Section 21, which previously allowed landlords to end tenancies without giving a reason.
What this means:
- You will no longer be able to serve a Section 21 notice
- Instead, you’ll need to use Section 8, which requires a valid reason (e.g. rent arrears, selling the property, anti-social behaviour)
- Grounds for possession under Section 8 have been expanded and updated
For landlords in Kingston, this makes record-keeping and compliance more important than ever. If you need to regain possession, you must be able to show clear legal grounds.
2. All tenancies will become periodic
The Act will replace fixed-term ASTs (Assured Shorthold Tenancies) with open-ended periodic tenancies. That means:
- Tenants can give two months’ notice to leave, at any time
- Landlords must follow clear grounds to ask a tenant to leave
- There is no fixed end date – flexibility is built into every tenancy
While this offers more freedom for tenants, it can make income planning trickier for landlords. That’s why building strong tenant relationships and offering a well-managed property is key to reducing turnover.
3. A new Decent Homes Standard for private rentals
For the first time, private landlords must meet the Decent Homes Standard, already used in the social housing sector. Your rental must:
- Be free from serious hazards (e.g. damp, mould, faulty electrics)
- Have a reasonable state of repair
- Provide reasonably modern facilities
- Offer efficient heating and insulation
For Kingston landlords, especially those letting older or converted properties, now is the time to carry out proactive maintenance and energy improvements.
4. A national landlord portal and property register
To improve transparency and enforcement, the government will introduce a mandatory digital register for all landlords and rental properties.
You’ll be required to:
- Register each property you let
- Confirm compliance with safety and legal standards
- Keep details up to date
This register is designed to support good landlords and expose poor practice. If you’re already working with a reputable agent and keeping proper records, compliance should be straightforward.
5. Stronger rules around rent increases and notice periods
The Renters’ Rights Act includes tighter regulation on rent rises:
- Rent increases will be limited to once per year
- You must give tenants at least two months’ notice
- Rent increases can be challenged at tribunal if deemed excessive
This places emphasis on setting fair, market-aligned rents and reviewing your strategy annually.
How will this affect landlords in Kingston?
Kingston has a diverse rental market – from students and young professionals to families and corporate tenants. The impact of the Renters’ Rights Act will vary, but here’s what most local landlords should expect:
- Stronger demand for high-quality homes – as tenants become more selective
- Longer stays from good tenants – especially with clear tenancy rights in place
- More scrutiny of property standards – particularly for older housing stock
- More admin and accountability – especially around notices, repairs and registration
Kingston landlords who are already providing well-managed, compliant homes will likely adapt quickly – but working with an experienced local agent can ease the transition.
What can landlords do now to prepare?
While not all changes will take effect immediately, the time to act is now. Here’s a checklist:
- Review your tenancy agreements – remove outdated clauses and get ready for periodic tenancy rules
- Assess your property’s condition – book a maintenance inspection or EPC review
- Organise compliance records – make sure your safety certificates, deposit protection and inventories are up to date
- Start budgeting for improvements – especially if you’ll need to meet the Decent Homes Standard
- Speak to a letting agent – we can help you prepare, plan and protect your income
How Martin & Co Kingston can help
At Martin & Co Kingston, we’re already supporting landlords through these changes – with tailored advice, full property management, and up-to-date legal compliance.
We can:
- Review your portfolio and tenancy documentation
- Provide guidance on updated Section 8 rules
- Help improve property standards before enforcement begins
- Manage your property under the new rules – so you don’t have to worry
Book a free rental valuation or get in touch with our landlord team for expert advice on what the Renters’ Rights Act means for Kingston landlords.
Final thoughts
Legislation is evolving – and while the Renters’ Rights Act brings more responsibility, it also creates an opportunity to strengthen your lettings business. With the right preparation and support, Kingston landlords can continue to thrive in a more professionalised, transparent rental market.
We’re here to help you make sense of the changes – and move forward with confidence.
