From 2026, South London landlords must comply not only with existing safety and licensing rules, but also with the new Renters’ Rights Act 2025, which reforms tenancy types, eviction grounds, rent increases and landlord behaviour across England.
This checklist is designed for landlords letting property in Catford, Lewisham and surrounding South London postcodes, and reflects the direction of regulation as the Act is phased in following Royal Assent in October 2025.
Who This Guide Is For
This guide is aimed at:
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Single‑property landlords in Catford, Lewisham and nearby SE areas who want to stay compliant under the new regime.
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Portfolio landlords and investors with multiple units or small blocks across Catford, Lewisham, Forest Hill, Brockley, Dulwich and neighbouring boroughs.
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New landlords considering buy‑to‑let in South London who need to understand the 2026 rules from day one.
It focuses on private residential lettings in England, with a South London and Lewisham slant, under the Renters’ Rights Act 2025 framework.
Step 1 – Before You Market the Property
Get these points right before you list a property on portals or advertise it to tenants.
1. Check Licensing in Lewisham and Neighbouring Boroughs
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Mandatory HMO licensing applies to larger HMOs; additional or selective licensing schemes also operate in Lewisham and other South London boroughs for smaller HMOs and some single lets.
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Parts of Catford, Lewisham town centre, Deptford and nearby areas have been brought into selective licensing schemes in recent years; always check the latest council maps and conditions before marketing.
Failing to licence an in‑scope property can trigger financial penalties and rent repayment orders, which sit alongside the strengthened enforcement powers under the new Act.
2. Confirm Energy Performance (EPC)
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You must hold a valid Energy Performance Certificate (EPC) (currently minimum E, with policy discussions around raising standards) before marketing the property.
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South London’s older Victorian and inter‑war stock, common across Catford, Brockley, Forest Hill and Sydenham, often needs upgrades to insulation, heating and windows to meet and maintain acceptable standards.
The Renters’ Rights Act also introduces a “decent homes standard” in the private rented sector, focused on property condition, safety/comfort and adequate heating and cooling, so EPC and energy performance sit within a broader quality expectation.
3. Gas Safety, Electrical Safety and Fire Safety
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Annual Gas Safety Certificate from a Gas Safe engineer is mandatory wherever gas is present.
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EICR (Electrical Installation Condition Report) is required at least every 5 years (or more frequently if the report says so).
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At minimum, you must provide smoke alarms on each storey and carbon monoxide alarms in any room with solid fuel or gas appliances; HMOs and maisonettes may require interlinked systems and further measures.
These duties underpin the “decent homes” and safety criteria that local authorities will be enforcing more actively under the Act’s enforcement provisions and rent repayment order powers.
4. Prepare for the Private Rented Sector Database
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The Act requires the creation of a national private rented sector database, with duties on landlords to register themselves and their properties.
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Landlords should be ready to provide accurate details about ownership, licensing and compliance so that listings and documentation can be tied back to a registered profile.
As this database is rolled out, expect advertising portals and local authorities to rely on it when checking that Catford and South London rentals are properly registered.
Step 2 – Tenancy Type and Key Terms (Under the Renters’ Rights Act 2025)
The Act changes the foundations of how tenancies work in England.
1. Tenancy Type – Periodic as Standard
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The Act ends assured shorthold tenancies (ASTs) and requires that assured tenancies are periodic, with rent usually payable monthly.
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For South London landlords, this means new tenancies in Catford, Lewisham and beyond should be granted on a periodic basis from the outset, rather than fixed‑term ASTs.
Your documentation and processes should be updated so they refer to the correct tenancy type and reflect current law.
2. Statement of Terms
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Landlords must give tenants a clear statement of the terms of the contract, setting out key rights and obligations.
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This should sit alongside your written tenancy agreement and be provided at the start of the tenancy, to avoid disputes and meet the Act’s transparency requirements.
Step 3 – Before the Tenant Moves In
Administrative mistakes here are where many landlords face enforcement action or lose possession options.
1. Right to Rent Checks
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You must carry out Right to Rent checks on every adult occupier before the tenancy starts, following Home Office guidance and retaining evidence.
Failure can attract civil penalties that sit alongside the strengthened unlawful eviction and harassment penalties in the new regime.
2. Deposits and Tenant Fees
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The Act includes sections on deposits and restrictions on tenant fees, building on previous controls so that only permitted payments can be taken.
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You must continue to protect deposits in an approved scheme and serve the required information within the time limits, and avoid prohibited fees or hidden charges.
Non‑compliance can undermine your position if you later need to rely on possession grounds and may expose you to financial sanctions.
3. Documents You Must Provide
On or before move‑in, landlords in Catford, Lewisham and the rest of South London should provide:
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EPC.
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Gas Safety Certificate (if applicable).
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EICR.
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Statement of terms and written tenancy agreement updated for periodic tenancies.
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Any local licence summary or conditions that affect how the property is occupied.
You must also ensure you are not discriminating against applicants with children or those on benefits, as the Act expressly prohibits such discrimination in access to rented housing.
Step 4 – Pets, Rent Increases and Everyday Management
The Renters’ Rights Act 2025 significantly changes how landlords handle some common landlord‑tenant issues.
1. Tenants’ Right to Request Pets
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Tenants gain a right to request permission to keep a pet, and landlords may only refuse if they have a good reason.
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The Act also includes provisions relating to pet insurance, to ensure any additional risk is handled fairly.
South London landlords should create a clear, written pet policy that can justify refusals where genuinely necessary (for example, building rules, allergy issues, or serious welfare/insurance concerns).
2. Rent Increases and Bidding
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Tenants are given stronger rights to challenge rent increases, and landlords must give at least two months’ notice before raising the rent at the end of any contract period.
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The Act also aims to avoid rental bidding:
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The rent must be stated clearly, and
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Landlords cannot accept a higher rent than advertised, even if a tenant offers more.
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For Catford and Lewisham landlords, this means:
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Advertise at a realistic, well‑researched rent level.
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Avoid informal “sealed bids” or encouraging tenants to outbid each other.
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Build rent review processes that align with notice requirements and challenge rights.
Step 5 – Evictions, Possession and Conduct
The Act tightens and reshapes how and when landlords can regain possession.
1. Narrower Grounds and Minimum Periods
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The Act narrows the grounds for eviction and possession, especially for reasons such as selling the property, housing a family member, or moving back in yourself.
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Landlords must give at least four months’ notice before any eviction on these grounds.
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Importantly, landlords are banned from evicting a tenant during the first year of a tenancy, which alters strategies around short‑term lets and early exits.
Catford and Lewisham landlords need to plan around longer notice periods and the first‑year ban, particularly if they might need to sell or move back into a property.
2. Unlawful Eviction, Harassment and Enforcement
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The Act raises penalties for unlawful eviction and harassment, with updated grounds and higher sanctions.
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Part 4 of the Act strengthens enforcement through rent repayment orders, expanded powers for local housing authorities and investigatory powers to look into potential breaches.
Given Lewisham and other South London boroughs already take an active interest in standards and licensing, landlords should assume more frequent and better‑resourced enforcement going forward.
Step 6 – Property Standards and Ongoing Compliance
Compliance does not end once the tenancy starts.
1. Decent Homes Standard
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The Act brings a “decent homes standard” to the private rented sector, based on three criteria:
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The condition of the property.
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Provisions for tenants’ safety and comfort.
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Adequate heating and cooling facilities.
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South London landlords – especially with older Catford and Lewisham stock – should:
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Address damp, mould and structural issues proactively.
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Ensure heating is reliable and adequate for the property type.
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Consider summer comfort (ventilation, shading) as well as winter warmth.
2. Record‑Keeping and Inspections
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Keep clear records of all safety checks, repairs, communications and inspections to demonstrate that you meet your duties under the Act and local regulations.
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Undertake periodic inspections (for example, every 6 months) and follow up promptly on any issues raised by tenants.
Good documents help if a dispute arises or if Lewisham or another South London authority investigates the property or your management.
Local Focus – Catford, Lewisham and South London
In Catford, Lewisham, Deptford, New Cross, Peckham, Brockley and similar areas, landlords now face:
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A combination of national reforms from the Renters’ Rights Act 2025 and local licensing/enforcement regimes, especially on HMOs and quality standards.
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Strong demand pressures in the London rental market, which the Act specifically aims to temper by curbing bidding wars and strengthening tenant protections.
This makes a structured compliance approach essential, rather than relying on informal or historic ways of doing things.
How Lean Property Management Helps Landlords Stay Compliant Under the New Regime
For South London landlords who do not want to personally track every section of the Renters’ Rights Act and its guidance, working with a specialist local managing agent turns compliance into a repeatable process instead of a personal research project.
Lean Property Management can:
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Audit a landlord’s Catford/Lewisham portfolio against 2026 rules, including:
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Periodic tenancies,
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Statement of terms,
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Rent‑increase rules,
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Pets and anti‑discrimination duties,
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Licensing and safety requirements.
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Prepare documentation that is aligned with the new tenancy framework, including updated agreements and tenant information packs.
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Systematise renewals and property standards so that landlords meet both the decent homes standard and local expectations around safety and quality.
This reduces legal risk, protects long‑term capital values and makes holding rental property in Catford, Lewisham and wider South London more sustainable under the Renters’ Rights Act era.