Moving to London and planning to rent? England’s rental market has changed significantly in 2026.
The Renters’ Rights Act has introduced some of the biggest changes to private renting in decades, affecting how tenancies work, how rents can be increased and the rights tenants have once they move into a property.
For professionals and families relocating to London, understanding these changes is particularly important. Finding a home in an unfamiliar city is already challenging, and navigating a competitive rental market alongside new tenancy rules can make the process feel even more complicated.
Here’s what you need to know if you are relocating to London and renting a home in 2026.
What changed for renters in 2026?
Many of the major reforms under the Renters’ Rights Act came into force on 1 May 2026.
One of the biggest changes is the move away from fixed-term assured tenancies. Most private tenancies now operate as assured periodic tenancies, meaning they continue on a rolling basis rather than having a fixed end date.
Section 21 “no-fault” evictions have also been abolished. Landlords now need to use an appropriate legal ground if they want to regain possession of their property.
For people relocating to London, this creates a different rental landscape from the one many previous international assignees or returning UK residents may remember.
1. Fixed-term tenancies have largely been replaced
Traditionally, someone relocating to London might expect to sign a 12- or 24-month tenancy agreement.
Under the new system, assured tenancies generally run on a rolling weekly or monthly basis without a fixed end date.
Tenants can normally end their tenancy by giving two months’ notice, while landlords must have a recognised legal reason to regain possession of the property.
This can provide greater flexibility for professionals whose circumstances may change after relocating, particularly those moving for a new role or international assignment.
However, it also makes understanding the terms of a tenancy before committing to a property even more important.
2. Section 21 “no-fault” evictions have ended
Since 1 May 2026, private landlords can no longer use Section 21 to ask tenants to leave without giving a specific reason.
Instead, landlords must rely on recognised grounds for possession, such as needing to sell the property or move into it themselves, or circumstances involving rent arrears or certain breaches of the tenancy.
For renters, this is intended to provide greater security and clarity around when a tenancy can be ended by a landlord.
3. Rental bidding is no longer allowed
Anyone who has searched for a rental property in London will know how competitive the market can be.
Previously, prospective tenants could find themselves competing with other applicants offering more than the advertised rent.
Under the new rules, landlords and letting agents must advertise a specific asking rent and cannot invite, encourage or accept an offer above that amount.
For people relocating from overseas, this is an important change. It creates greater transparency around the advertised price of a property, although desirable London homes can still attract considerable interest. Having your documentation, requirements and property search organised before you begin viewing can therefore make a significant difference.
4. There are new rules around rent in advance
This is particularly relevant for international professionals arriving in the UK.
New arrivals sometimes have limited UK credit history or references, which historically could result in requests for substantial amounts of rent upfront.
Under the new rules, landlords cannot ask for or accept rent before the tenancy agreement has been signed. Once it has been signed, tenants can generally be asked for a maximum of one month’s rent in advance.
For international relocations, where navigating referencing and documentation can already be unfamiliar, understanding these rules before beginning a home search is valuable.
5. Rent increases are more controlled
For assured periodic tenancies, landlords can generally increase the rent once a year, cannot increase it during the first 12 months of a new tenancy, and must provide at least two months’ notice using the required process.
Tenants can challenge a proposed increase if they believe it is above the open-market rent.
The government has also announced further changes to how these challenges will be handled in future, with HMRC’s Valuation Office set to take responsibility for initial rent determinations rather than tenants having to begin the process through the First-tier Tribunal.
6. A national landlord registration service is coming
The next phase of the reforms was announced in September 2026.
A new national “Register your rental property” service will begin rolling out regionally from 15 December 2026, starting in the West Midlands before expanding across England.
Landlords will eventually be required to register, and the system is designed to give tenants greater visibility over whether a landlord is registered and complying with their responsibilities.
What does this mean if you’re relocating to London?
The reforms give renters greater protections, but they do not remove the practical challenges of finding the right home in London.
Relocating professionals still need to consider:
- which London neighbourhoods suit their lifestyle and commute
- realistic rental budgets
- property availability
- referencing and documentation
- school locations for families
- transport connections
- tenancy terms and move-in requirements
- arranging utilities and other practical elements of settling into a new home
For someone already living in London, navigating these decisions can be time-consuming.
For somebody moving from another country — often while simultaneously starting a new job, arranging visas, moving belongings and supporting a family — it can become overwhelming.
This is where professional relocation support can make a significant difference.
Relocating employees? The changes matter for employers too
The Renters’ Rights Act is not only relevant to individuals moving to London.
HR, People and Global Mobility teams supporting employee relocations should also understand how the rental process has changed.
An employee arriving in the UK may have little understanding of London neighbourhoods, rental procedures or their rights as a tenant. They may also have a limited window between arriving in the country and starting their new role.
Providing structured home-finding support can reduce the amount of time employees spend searching for accommodation and help them settle into their new location more smoothly.
Find your London home with Cornerstone
At Cornerstone, we help individuals, families and companies manage the practical side of relocating to London and across the UK.
Our London home-finding service is designed to take the pressure out of the property search.
A dedicated relocation consultant works with you to understand your budget, lifestyle, commute, family requirements and preferred areas, before supporting the search for suitable properties and helping you navigate the process from initial search through to move-in.
For companies, we can also support employees as part of a wider relocation programme, providing a consistent point of contact throughout their move.
Planning a move to London?
Whether you are relocating for work, moving your family to the UK or supporting an employee relocation, Cornerstone can help you find the right home and settle into London with confidence.
Speak to our relocation team today to discuss your move and find out how our London home-finding service can help.