Renters’ Rights Act – What Singapore Landlords Need to Know in 2026

Owning a rental property in London can work well from Singapore. The challenge isn’t always finding a tenant or setting the rent. It is keeping on top of what happens after the tenancy begins.

The Renters’ Rights Act changed the rules for private landlords in England. Since 1 May 2026, you cannot end a tenancy the way you could before. Even rent increases need to follow a set process. Another change is coming. Landlords will have to register each rental property and London’s turn comes in July 2027.

Here is what you need to know and what you can do to prepare.

What is the Renters’ Rights Act?

The Renters’ Rights Act 2025 received Royal Assent in October 2025. The main tenancy changes took effect on 1 May 2026. They apply to private assured tenancies in England, including London.

What has changed for landlords?

Private assured tenancies now run on a rolling basis. Most existing assured shorthold tenancies converted on 1 May 2026 and new tenancies start as rolling ones, too. Tenants do have the option to leave with two months’ written notice. It can be done even sooner if the landlord agrees.

Landlords no longer have the option to serve new Section 21 notices. To get the property back, you need a valid ground under Section 8. This includes selling or moving in, with the required notice. These two grounds generally require four months’ notice, which cannot expire within the tenancy’s first 12 months. If your tenant does not leave, you will need a court possession order.

Rent increases must follow the Section 13 process. You cannot increase the rent during the tenancy’s first year or more than once a year after that, and must give at least two months’ notice. Tenants can challenge an increase if they believe the proposed rent is above the market rate.

As a landlord, you also cannot outright ban pets. Tenants can ask to keep a pet, and you must consider their request reasonably. You must normally respond in writing within 28 days. This is subject to permitted extensions. If you refuse, you need to explain your reasons to the tenant.

Other rules that apply:

• For relevant new tenancies, rent cannot be requested or accepted before both parties sign the agreement. After signing, landlords can generally require up to one month’s rent, or 28 days where applicable, before the tenancy starts. Tenants can voluntarily pay rent early once the tenancy has begun.
• You can’t invite or accept offers above the advertised rent.
• You cannot refuse tenants because they have kids or receive benefits.

When must London landlords register their rental properties?

In the coming months, the government is introducing a national ‘Register your rental property’ service. It opens on 15 December 2026 and rolls out regionally. Each region will get a three-month window to register. London’s date opens on 15 July 2027 and closes on 14 October 2027. Landlords have the option to register early. Once it opens, you can register any property, regardless of location.

A few things to keep in mind:

• You must register as a landlord and add each qualifying rental property separately.
• The fee you pay is £65 per property, renewed annually.
• Your property’s location decides the deadline.
• Failure to register can lead to fines up to £7,000. Knowingly or recklessly providing false or misleading information, or committing repeated breaches, can attract penalties of up to £40,000.
• A later phase will require advertisements to include both landlord and property registration numbers.

What do these changes mean for Singapore landlords?

Records matter more now. Keep your gas safety certificates, electrical reports, EPC, deposit protection details and evidence that the required tenancy information was supplied. These records can help demonstrate compliance if a dispute reaches a court or tribunal.

Ensure quick communication. Prompt attention to repairs can help prevent issues from escalating. If you don’t reside in London, your property manager can handle this for you.

To ensure smooth running of the property, it is important to have an experienced London agent on board. Benham and Reeves has worked in London property since 1958. Our Singapore team works directly with local landlords, so you can ask questions in your time zone.

FAQs

Does the Renters’ Rights Act apply if I live in Singapore?

Yes, it covers private rented property in England and the property’s location counts. Your own residence has no effect on this.

Can I still evict my tenant with the new regulations?

Not with a Section 21 notice. You will need a valid ground under Section 8, such as selling the property or moving in and a possession order if the tenant doesn’t leave.

How often can I raise the rent?

You can increase rent no more than once a year, after the tenancy’s first year, through a Section 13 notice. Make sure you provide at least two months’ notice. Tenants can challenge the increase if they believe it is above market rate.

When do I need to register my London property?

The window in London runs from 15 July to 14 October 2027 and registration can happen from 15 December 2026 if you’d like to do it early.