Overseas Landlord Briefing: What You Need to Know Before 1 May 2026

If you own a London property and are based in Hong Kong, Singapore, Shanghai, or Kuala Lumpur, the changes coming on 1 May 2026 carry a greater practical impact for you than for any UK-based landlord. This briefing sets out precisely what has changed, what it means for your investment, and what Romans & Partners is doing to protect you.

IMMEDIATE DEADLINE:  31 MAY 2026 A government-prescribed information sheet must be served to all sitting tenants by 31 May 2026. Failure to comply carries a financial penalty of up to £7,000 per property. Romans & Partners is issuing this on behalf of all managed clients. If you self-manage or are with another agent, act immediately.

The Legislation: What is already law

Much commentary continues to refer to the ‘Renters’ Reform Bill’ as though it remains under review. It does not. The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025. It is law. Implementation runs in three phases:

• Phase 1 May 2026: Section 21 abolished | Periodic tenancies | Rent increase rules (Section 13) | Bidding ban | Rent-in-advance cap | Pet rights | Anti-discrimination
• Phase 2 Late 2026: PRS Landlord Database (personal registration) | Landlord Ombudsman (mandatory)
• Phase 3 2030–2035: Decent Homes Standard | Awaab’s Law (private sector) | EPC rating C required

The key changes in detail

From 1 May, landlords can no longer ask a tenant to leave without a specific legal reason. All possession must now be sought under Section 8 grounds. The point many advisors understate: the Section 8 grounds have been reformed and strengthened at the same time. Your rights to recover your property for sale, family occupation, serious arrears, or anti-social behavior remain fully intact. The process is more structured; the rights are real.

Section 8 Grounds available to landlords

• Selling the property 4 months’ notice; not available in first 12 months of tenancy; 12-month re-let restriction applies
• Landlord or close family member moving in covers spouse, civil partner, children, parents, siblings; 4 months’ notice
• Serious rent arrears mandatory ground once tenant reaches 3 months in arrears (up from 2); 4 weeks’ notice required
• Anti-social behaviour strengthened mandatory and discretionary grounds
• Breach of tenancy terms discretionary ground, case by case

Periodic tenancies the new default

All assured shorthold tenancies including those already running  convert to assured periodic tenancies on 1 May 2026. No more fixed end dates. Tenants give two months’ written notice to vacate; landlords rely on Section 8 grounds. For a well-managed portfolio, this is a process change, not a material disruption.

Rent in advance directly affects overseas landlords

For any new tenancy from 1 May 2026, landlords cannot require more than one month’s rent in advance before the tenancy begins. For international investors who have historically requested three, six, or twelve months upfront  particularly for overseas students or contractors  this option closes. The legal alternative is a guarantor arrangement, which provides equivalent financial protection within the Act’s framework. Romans & Partners is advising all relevant clients on restructuring their approach now, ahead of May.

Rent increases once per year, properly noticed

Rent can only be increased once every 12 months, via a formal Section 13 notice with a minimum of two months’ written notice. Increases must reflect open market rates. Tenants may challenge excessive increases at the First-tier Tribunal though the Tribunal cannot set a rent above the landlord’s proposal, and any approved increase takes effect only from the ruling date, not backdated. London’s market supports annual growth; our role is to ensure every client’s review is captured, evidenced, and served on time.

Rental bidding ban

Landlords and agents cannot invite or accept offers above the advertised rent. The practical response is accurate market pricing from day one which is how we approach every instruction.

The overseas landlord dimension

The Act applies to all English landlords. But distance amplifies the risk in specific ways that are worth addressing directly. Propertymark has noted that 18% of London rental homes are owned by overseas landlords and this group faces compounded exposure.

Compliance gaps compound quickly

A missed safety certificate, an improperly served notice, or outdated tenancy documentation can invalidate a possession claim months later and you may not know until you need to act. With the right agent in place, none of these gaps arise.

Arrears must be caught in week one

The threshold for mandatory possession has risen to three months of arrears (from two). An agent who flags a missed payment within days puts you in a fundamentally stronger legal position than one who notices at month two. Our arrears monitoring process flags every missed payment within the first week.

PRS database registration is personal

When the Private Rented Sector Landlord Database launches in late 2026, every landlord must register themselves. This cannot be completed by your agent on your behalf. Romans & Partners will guide all overseas clients through the registration process step by step when Phase 2 launches.

Frequently Asked Questions

Can I still sell my property?

Yes. Selling is a valid Section 8 ground. Four months’ notice is required, and the ground cannot be used within the first 12 months of a tenancy. A 12-month restriction on re-letting applies after notice is served. For landlords with a genuine intention to sell, the ground is robust and enforceable.

My tenant has stopped paying rent – what do I do?

Contact us immediately. Mandatory possession cannot be sought until the tenant is three full months in arrears, but your documentation of the arrears period begins from the first missed payment. The earlier we are involved, the stronger your legal position will be.

I used to require six months’ rent in advance. What now?

For new tenancies from 1 May 2026, the maximum advance rent before the tenancy begins is one month.The legal alternative is a guarantor arrangement a personal guarantor or a commercial guarantor service  which provides equivalent protection within the Act. We are advising all relevant clients on this now.

Do I need to do anything personally before 1 May?

For managed clients, the prescribed information and tenancy documentation requirements are being handled by us. The one area requiring your personal action is PRS Database registration in Phase 2 (late 2026)  your agent cannot do this for you. We will brief you fully in advance and guide you through the process.

Will the Act reduce my rental income?

No. You retain the right to increase rent annually to market rate. London rents grew approximately 2% in the past year and are forecast to continue rising through 2026, underpinned by a 23% supply deficit below pre-pandemic levels. The Act creates more compliance, not less return  provided your property is properly managed.

Should I be worried?

Prepared, not worried. The Act introduces more process for landlords who are not on top of their compliance. For clients who are properly managed and well-advised, the practical impact is entirely navigable. The risk falls on those who are poorly informed or reactively managed.

For a confidential review of your tenancy position under the Renters’ Rights Act, contact Romans & Partners directly. We specialise in working with international investors across Hong Kong, Singapore, China, and Malaysia.