The Renters’ Rights Act has become law as of 27 October 2025, introducing significant reforms to the private rented sector in England. This legislation abolishes Section 21 ‘no-fault’ evictions and establishes new rules on tenancy agreements, rent increases, and landlord responsibilities. Landlords should prepare for these changes, expected to take effect from April 2026 or later.

Introduction to the Renters’ Rights Act

The Renters’ Rights Act, formerly the Renters’ Rights Bill, received Royal Assent on 27 October 2025. It represents the most substantial reform of the private rented sector since the Housing Act 1988. The Act applies across England and introduces a range of new obligations and protections affecting landlords and tenants alike.

Implementation Timeline

Although the Act is now law, the government has not yet announced the official date for its implementation. Given the scale of changes, a minimum preparation period of six months is anticipated, meaning that most provisions are unlikely to come into force before April 2026. Until then, existing tenancy laws and procedures remain in place.

Key Provisions of the Renters’ Rights Act

The Act introduces several key changes that landlords need to understand:

• Abolition of Section 21 ‘No-Fault’ Evictions: The Act ends the use of Section 21 notices, which currently allow landlords to evict tenants without providing a reason. All assured shorthold tenancies will become periodic from the commencement date, providing tenants with greater security.
• Revised Possession Grounds: Landlords will rely solely on updated Section 8 grounds to regain possession. These include new reasons such as the landlord’s intention to sell the property and situations where continuing the tenancy would be unlawful due to enforcement action.
• Fair Rent Increases: Rent can only be increased once per year using a formal process requiring two months’ notice. Tenants will have the right to challenge rent increases above market rates through an independent tribunal.
• Private Rented Sector Landlord Ombudsman and Database: A new ombudsman service will handle tenant complaints with binding decisions. Landlords must register on a government database before letting properties, with penalties for non-compliance.
• Tenant Pet Rights: Tenants will have the right to request permission to keep pets, which landlords must consider reasonably. Refusals must be justified, for example by restrictions in superior leases.
• Enhanced Property Standards and Safety: The Act extends the Decent Homes Standard and applies Awaab’s Law, requiring landlords to address serious hazards within set timescales.
• Anti-Discrimination Measures: Landlords will be prohibited from refusing tenants based on receipt of benefits or having children.
• Ban on Rental Bidding: It will be illegal to request or accept rent above the advertised amount, with fines up to £7,000 for breaches.
• Stronger Enforcement and Penalties: Local authorities will have enhanced powers to enforce compliance, including higher civil penalties and investigatory tools. Repeat offenders may face doubled rent repayment orders.

End of Fixed-Term Tenancies

One of the most significant changes is the abolition of fixed-term assured shorthold tenancies. From the commencement date, all tenancies will automatically be periodic, with rent periods capped at one month. Tenants will be able to end their tenancy by giving two months’ written notice at any time. Landlords will no longer be able to request rent payments before a tenancy agreement is signed, and rent bidding practices will be outlawed.

This shift aims to simplify tenancy arrangements and improve tenant security, but it may require landlords to adjust their management practices, particularly in sectors such as student lettings where rent in advance is common.

Abolition of Section 21 Evictions

The Act abolishes Section 21 ‘no-fault’ evictions for both new and existing tenancies simultaneously, preventing a two-tier system. Until the commencement date, landlords may continue to serve valid Section 21 notices under current rules.

Updated Section 8 Grounds for Possession

With the removal of Section 21, landlords must use Section 8 notices to regain possession, providing valid grounds such as rent arrears, property sale, or unlawful tenancy continuation. Notice periods will vary from two weeks to four months depending on the ground cited.

New Rules on Rent Increases

Rent increases will be limited to once per year and must follow the formal Section 13 process, including serving Form 4 with at least two months’ notice. Tenants can challenge increases at the First-tier Tribunal, which can reduce or delay rent rises if deemed excessive or causing undue hardship.

Prohibition of Blanket Bans on Tenants

The Act prohibits landlords from refusing prospective tenants solely because they receive benefits or have children. Affordability assessments remain permissible, allowing landlords to consider an applicant’s income to ensure rent can be paid.

Tenant Rights to Keep Pets

Tenants will have the right to request permission to keep pets, which landlords must consider reasonably. Refusals must be based on valid reasons such as lease restrictions. This change reflects growing recognition of the importance of pets to tenants’ wellbeing.

New Ombudsman and Landlord Registration

Landlords will be required to join a new Private Rented Sector Landlord Ombudsman, which will provide a free service for tenant complaints and issue binding decisions. Additionally, landlords must register on a new government database before advertising or letting properties. Failure to register may result in civil penalties and restrictions on possession claims.

Extension of Awaab’s Law and Property Standards

The Act extends Awaab’s Law, originally introduced for social housing, to the private rented sector. Landlords will be required to address serious hazards such as mould within set timescales. Furthermore, landlords may face new obligations to meet a reformed Decent Homes Standard, with fines up to £7,000 for non-compliance.

Conclusion

The Renters’ Rights Act marks a fundamental change in landlord and tenant law, emphasising tenant security and fair treatment while imposing new responsibilities on landlords. Landlords should begin preparing for these changes, reviewing tenancy agreements and management practices to ensure compliance once the Act comes into force.

For further information on these changes and how to adapt your lettings, visit Landlord Association.