Renters' Rights Act (England)

Introduction

The Renters' Rights Act became law in England on 27 October 2025. However, at the time of writing, it is not yet in force and the implementation date is unknown.

We'll update the relevant sections of this Property law guide as the situation becomes clearer. For now, this page is a summary of the changes that the Act will eventually bring into effect.

Section 21 evictions abolished

Landlords will no longer be able to issue a section 21 notice (i.e. a 'no-fault' eviction). This will also mean that assured shorthold tenancies can no longer be created.

Instead, landlords will need to use a ground under section 8 of the Housing Act 1988 (see below).

If you've issued an existing (unexpired) section 21 notice, it'll only be valid for 3 months after the Act is implemented, i.e. you'll have 3 months to start a possession claim.

Section 8 changes

New grounds will be added under section 8, e.g.

• The mandatory threshold for eviction for rent arrears will increase from 2 months to 3 months and the notice period will increase from 2 weeks to 4 weeks.
• Landlords can regain possession with 4 months' notice if they want to sell the property or if they (or a close family member) wants to live in it (though not in the first year of the tenancy). But if, for example, a sale falls though or the family member vacates the property, they won't be able to relet it for a further 12 months.

If you've issued an existing (unexpired) section 8 notice (using current grounds), it'll only be valid for 3 months after the Act is implemented, i.e. you'll have 3 months to start a possession claim.

Fixed-term assured shorthold tenancies to end

All assured shorthold tenancies will automatically convert to an assured periodic tenancy (there's no need to sign another agreement).

Most residential tenancies will no longer be able to use a fixed term, and new and existing tenancies will continue until terminated under a section 8 possession ground or if the tenant decides to leave.

Tenants will be able to give 2 months' notice to leave at any time, but will be protected from eviction during the first 12 months of a tenancy (unless they breach their obligations).

New information requirements

Landlords will need to give their tenants information about the new rules within the first month of the implementation date. It's expected that the Government will make a document available for landlords to use.

New registration and dispute resolution bodies

Landlords must register with a new private renting database and an independent ombudsman (both yet to be set up).

Failing to register could result in penalties and landlords will be prevented from gaining possession if, for example, they have not properly protected a tenant's deposit or registered their property on the database. However, once rectified, a possession claim can continue.

Note that:

• Tenants will be able to use the free ombudsman service to complain about a landlord's actions or behaviour. It will have powers to compel landlords to, for example, provide information or take corrective action and/or pay compensation.
• The database will eventually give landlords access guidance and provide information to their tenants.

Improving housing standards

The Decent Homes Standard (DHS) and Awaab's law will be applied to the private rented sector. Regulations will be made setting out the DHS requirements, which local authorities will enforce.

Awaab's law will impose new requirements on landlords to address hazards, such as damp and mould, within a specified time, with enforcement if this is not done.

Ending selection discrimination

It will be unlawful for landlords and agents to discriminate against tenants based on their receipt of benefits or family status. This will not mean landlords can no longer consider how likely it is that a tenant can afford the rent when deciding whether to accept them.

Rent bidding ban

Landlords and agents won't be able to ask for, or accept, offers above the advertised rent (which must be published).

This may lead to landlords asking for inflated rents, tenants offering less, and the landlord accepting their highest bid. But if the tenant thinks the rent is too high they can still challenge it after they move in (see below under New rent increase rules).

Advance rent payments banned

Landlords won't be able to ask tenants to pay multiple months of rent in advance. They can still receive the rent in advance for each rental period. This may not suit certain tenants, but it will still be unlawful even if they voluntarily offer to pay more in advance.

Existing (pre-implementation) agreements for advance rent will not be affected.

Keeping pets

Tenants will have the right to request to keep a pet, and landlords cannot unreasonably refuse their request.

Landlords won't be able to require the tenant to obtain insurance or pay a larger deposit to cover any damage caused by the pet.

New rent increase rules

Rent increases will be limited to once a year and to the market rate (the rent that would be payable if the property was newly advertised to let). The new rules mean:

• Landlords must serve a section 13 notice, that sets out the new rent and gives the tenant at least 2 months' notice of it taking effect.
• If a tenant believes the proposed rent increase exceeds market rate, they can challenge it (which includes challenging the initial rent being charged within the first 6 months of a new tenancy). They must apply to the First-tier Tribunal, who will determine what the market rent should be. Any increase will be delayed until the Tribunal's determination and will not be backdated (giving tenants an incentive to challenge rent increases).
• Rent increases by any other means – such as rent review clauses or by agreement with the tenant – will be unlawful.

Penalties and enforcement

This will be done by a local authority (who can keep the financial penalties they collect).

Initial or minor non-compliance can result in fines of up to £7,000. Serious or repeat violations can result in fines of £40,000 or criminal prosecution.

Also, rules for rent repayment orders will be broadened so they can be made against company directors in their personal capacity.

What's not changed

• The rules under the Tenant Fees Act continue to apply to new assured periodic tenancies (including the existing deposit cap).
• The new rules will not affect tenancies that are not assured tenancies, such as where the tenant is a corporate body or the annual rent is more than £100,000. It will also not affect genuine licences to occupy (e.g. lodger arrangements).