The Housing Committee met to discuss the implementation and monitoring of the Renters' Rights Act [2025] in London. Key discussions focused on the significant changes the Act will bring for private renters and landlords, the challenges of enforcement, and the importance of awareness among tenants and landlords. The Committee also considered the potential impact of the Act on the private rented sector and the steps being taken by the Mayor of London to support its implementation.

Implementing the Renters' Rights Act in London

The Renters' Rights Act [2025] is set to introduce significant changes for private renters and landlords in London. A key change is the abolition of section 21 'no-fault' evictions, which Dr Jennifer Harris, Head of Policy, Research and Social Impact at the TDS Group, noted 42% of tenants felt would make them more secure. While the risk of eviction is statistically low, the fear of eviction is high and impacts tenants' well-being and behaviour. The Act also aims to address affordability pressures, with measures such as banning rental bidding and limiting rent in advance, which are particularly relevant in London where these practices are more prevalent.

Professor Christine Whitehead, Emeritus Professor of Housing Economics at the London School of Economics and Political Science, raised concerns about the Act's effectiveness for the poorest individuals, suggesting that in some parts of London, the market may remain largely unregulated due to affordability constraints. She highlighted that for those at the bottom end of the market, there is no capacity to implement at all.

Enforcement Challenges and Local Authority Capacity

A significant concern raised was the capacity of local authorities to enforce the new legislation. Dr Harris pointed out that while enforcement powers are being strengthened, there is a lack of discussion around equipping councils to support compliance. She noted that councils vary in their approach to regulation, with some being proactive and others taking a light touch . The need for sufficient resources, staff skills, and potentially political will was highlighted.

To address these issues, it was suggested that a London-wide assessment of local authority capacity and resources is needed. The idea of ring-fenced funding for enforcement activities was also proposed. The importance of measuring outcomes rather than just outputs (e.g., number of inspections) was stressed, with a call for better data collection and measurement to understand what is working.

Court System and Dispute Resolution

The existing issues within the County Court system, including backlogs and delays, were identified as a potential barrier to enforcing renters' rights. The average wait time for possession claims is around eight to nine months, which could impact both landlord confidence and the ability of tenants to seek timely resolutions.

To mitigate this, the exploration of more opportunities for alternative and early dispute resolution was suggested. The TDS Group resolves over 20,000 tenancy deposit-related disputes annually, cases that would otherwise end up in court. It was noted that landlords are often amenable to finding solutions when rent arrears are accrued over a short period, but relationships break down when arrears accumulate over several months.

Landlord and Renter Awareness

A critical factor for the success of the Act is ensuring both renters and landlords understand their rights and responsibilities. Research indicated that a significant proportion of renters in London had not heard of the Act or did not understand its implications. Awareness is particularly low among the most vulnerable tenants, including those on the lowest incomes, in the cheapest properties, or with long-term disabilities.

Landlords' awareness was also questioned, with around a fifth finding it difficult to keep up with legal changes and a third feeling that changes are not clearly communicated. The limited membership of landlord associations like the NRLA means that many landlords may not receive information through these channels. The upcoming national landlord database is seen as a potential tool for education and enforcement, but it will not be operational for a couple of years.

Mayor's Role and Communication Strategy

The Mayor of London has indicated his commitment to supporting the implementation of the Act. The GLA plans to use its convening power through the PRS Partnership to encourage boroughs to work collectively on communication strategies. The Mayor's own channels, including TfL posters, digital, and social media, will be used to promote the new rights and responsibilities.

However, it was noted that the GLA does not expect to receive additional funds from the Government to help boroughs implement the Act. The Mayor's commitment to funding renters' unions, as outlined in his manifesto, is still a priority, but funding has not yet been identified due to current GLA budget pressures.

Monitoring the Impact of the Act

The GLA and local authorities will monitor the impact of the Act through various means. This includes tracking trends in evictions, illegal evictions, and the potential for marginalised renters to be locked out of the market. The effectiveness of enforcement capacity, awareness of rights, and the impact on rent tribunals will also be key areas of focus.

The new data points required for local authorities to report to the Government will provide a picture of the Act's impact. However, concerns were raised about the data only reflecting formal actions and not informal actions, which can also achieve goals. The potential for landlords to create sham licences to circumvent responsibilities, such as registering on the database, was also highlighted as an area for monitoring.

The Committee noted the importance of measuring outcomes, such as reducing homelessness, and the need for a consistent approach across London boroughs. The potential for the Act to reduce temporary accommodation costs if illegal evictions are prevented was also discussed.

Key Recommendations

The Committee made several recommendations, including:

• An uplift in grant funding for family-sized and accessible homes under the 2026-36 Affordable Homes Programme.
• The GLA to publish an action plan for engaging councils to deliver Gypsy, Roma and Traveller sites and to record and publish the number of sites brought forward.
• The Government to include revenue funding in the Affordable Homes Programme for supported housing providers.
• The GLA to set interim targets for delivery partners under the 2026-36 programme to ensure staggered delivery.
• Improvements to the Open Project System (OPS) used by delivery partners, following consultation.
• The GLA to provide further details on the City Hall Developer Fund.
• The GLA to urge government to implement greater flexibility around the use of the Recycled Capital Grant Fund.
• The GLA to bring forward a successor to the Council Homes Acquisition Programme (CHAP) with increased grant per home for councils, particularly for larger properties.
• The GLA to publish detailed information on estate regeneration schemes, including the number and tenure of homes demolished and replaced.

The meeting concluded with the Committee noting the report and discussion, and delegating authority to the Chair to agree any output arising from the discussion. The Committee also noted its work programme, with the next meeting scheduled for 12 March 2026.