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Please note that the contents of this page, as well as the details of the Renters' Rights Act, are constantly under review and we will continue to keep our information up to date as and when new guidance is released. If you are interested in our take on the bill and how it might affect the private rental sector for both landlords and tenants, please refer to our Guidance page within our Renters' Rights Hub.
The Act received Royal Assent on Monday 27 October 2025. However, the tenancy reforms and the abolition of Section 21 evictions are part of Phase 1, which will come into force on 1 May 2026. A separate change regarding new investigatory powers for local councils came into effect on 27 December 2025.
No. The Act abolishes Section 21 ‘no fault’ evictions. Landlords will no longer be able to serve new Section 21 notices after the implementation date of 1 May 2026. Any S21 notices served before 1 May 2026 are still valid until they expire, but they must be in the court system no later than 31 July 2026.
Rent increases will be limited to once per year. All increases must be made using the statutory ‘Section 13’ process, as amended by the Act. Landlords must give the tenant at least 2 months' notice of the proposed increase. If a tenant challenges the increase at the First-tier Tribunal, the Tribunal cannot increase the rent beyond what the landlord initially asked for. The government does not support rent controls, and landlords can still raise rents in line with market prices.
Tenants will be able to end their tenancy by giving two months’ notice. The notice must expire the day before rent is due.
The Act strengthens the rule that landlords must properly protect a tenant’s deposit; failure to do so may prevent the landlord from regaining possession. The Act amends the Tenant Fees Act 2019 to prohibit demanding more than one month's rent in advance and the standard five-week deposit.
Landlords retain strengthened rights to reclaim properties to sell (Ground 1A) or if the landlord or their family wish to move in (Ground 1). Both require 4 months' notice. Crucially, neither ground can be used during the first 12 months of the new tenancy. To prevent misuse, a landlord will not be able to market or re-let the property for 12 months after using these grounds.
Yes. The Act will introduce the Decent Homes Standard (DHS) to the PRS (Phase 3). The government consulted on bringing the DHS into force in either 2035 or 2037, but expects landlords to commence works earlier where feasible. Furthermore, Awaab’s Law will be extended to the PRS (Phase 3), setting clear, legally enforceable timeframes within which landlords must make homes safe when they contain serious hazards, such as damp and mould.
Failure to comply can result in civil penalties from local councils. Initial or minor breaches incur penalties of up to £7,000. Serious, persistent, or repeat non-compliance can lead to civil penalties of up to £40,000 or criminal prosecution. Landlords who fail to register on the Database or protect a tenant’s deposit will generally not be able to obtain a possession order. Additionally, Rent Repayment Orders (RROs) are strengthened, doubling the maximum repayment amount from 12 to 24 months' rent for certain offences.
The Renters’ Rights Act will remove fixed-term assured tenancies. On 1 May 2026, the new tenancy system will apply to all private tenancies, and existing fixed terms will convert to periodic tenancies. This means, for example, a two-year fixed term tenancy with nine months remaining will become a monthly rolling tenancy.
The Act removes fixed-term assured tenancies. All assured tenancies will be periodic. This means tenants will be able to stay in their home until they decide to end the tenancy or a landlord uses a valid possession ground. Long leasehold agreements and Shared Ownership leases (fixed terms over 21 years) will be removed from the assured tenancy system.
Rental bidding will be illegal. Landlords and agents must publish an asking rent and are prohibited from asking for, encouraging, or accepting offers above this price. Additionally, it will be illegal to demand more than the 5 weeks deposit and one month’s rent in advance (or 28 days for rental periods less than one month). Advance rent taken before 1 May 2026 on an Assured Shorthold Tenancy (AST) does not have to be refunded.
The government has pledged to improve the court system to streamline eviction cases, including introducing a dedicated hTo prevent backdoor evictions, rent increases by any other means, such as rent review clauses, will not be permitted under the new regime for the private rented sector (PRS). All rent increases must use the new statutory Section 13 process.ousing court and prioritising urgent cases like anti-social behaviour or significant arrears.
Landlords must use the reformed Section 8 grounds for possession. Grounds are either Mandatory (court must grant possession if proven) or Discretionary (court judges if eviction is reasonable). Mandatory grounds cover scenarios like selling the property (Ground 1A), the landlord moving in (Ground 1), or when the tenant owes 3 months arrears of rent (Ground 8). Discretionary grounds cover issues like breach of tenancy (Ground 12) or damage to property (Ground 13).
Landlords are required to consider tenant requests to rent with a pet. Landlords cannot unreasonably refuse a request and must provide valid reasons if they do refuse. Landlords have an initial 28 days to consider the request. It will always be reasonable to refuse if the superior landlord prohibits pets. If a pet causes damage not covered by the deposit, the landlord could take the tenant to court.
The timeline is still uncertain, as the bill is undergoing parliamentary approval. Once passed, implementation will likely be staggered over months to allow landlords and tenants time to adapt.
The Act applies to the vast majority of assured tenancies in the PRS. However, Company Lets, Regulated Tenancies, and Contractual Tenancies are not affected at present. The new system will also not apply initially to the social rented sector. The government will make regulations to exempt private Purpose-Built Student Accommodation (PBSA) from the assured tenancy regime.
