The Renters' Rights Bill becomes law

On Monday 27 October 2025, the Renters' Rights Bill received Royal Assent and entered into law, becoming the Renters' Rights Act 2025. The Act introduces the biggest package of reforms to the private rented sector in England in nearly 40 years.

However, it's worth noting that the commencement date - when the main provisions are expected to come into force - has not yet been published. Current guidance suggests it will likely be within the first half of 2026.

In the meantime, here’s a reminder of everything we do know about the Renters’ Rights Act - and what’s set to change.

(This legislation will apply to landlords and tenants in England.)*

The Renters' Rights Act will:

New rules on evictions: Removal of Section 21
Landlords will no longer be able to evict tenants without a valid reason, giving renters greater stability and protection in their homes.
Update Grounds for Eviction
Landlords will rely on revised Section 8 grounds to regain possession, including:
Landlord or family intending to occupy the property (after 12 months).
Intention to sell the property (after 12 months).
Redevelopment or demolition requiring vacant possession.
Persistent rent arrears (tenant is at least three months in arrears).
Persistent antisocial behaviour.
Transition to Periodic Tenancies
All existing fixed-term and assured shorthold tenancies (ASTs) will automatically convert into periodic (rolling) tenancies - giving tenants more control. Tenants can end the tenancy with two months' notice at any time. No new fixed-term tenancies will be permitted.
Stricter Rules on Rent Increases
Rent increases are limited to once per year and must align with market rates and landlords must provide two months' notice for any rent increase. Rent increases must follow the Section 13 (Form 4) procedure and take effect only at the end of a rent period. Tenants have the right to challenge increases through the First-tier Tribunal.
Prevent ‘Backdoor’ Evictions
Landlords cannot use excessive rent increases to force tenants out. Tenants can appeal rent rises that appear to be above market rate and designed to drive them out unfairly.
Ban Rental Bidding Wars
Landlords and letting agents are banned from encouraging or accepting rental bids above the advertised price.
Ban on Advance Rent Payments
Landlords and agents cannot ask for or accept rent before the tenancy agreement is signed, and once signed, they can only require one month’s rent in advance.This aims to prevent exclusionary practices that disadvantage tenants unable to afford large upfront payments.
Right to Request a Pet
Landlords are required to consider all tenant requests to keep a pet and must not unreasonably refuse consent. Landlords must reply within 28 days. If the landlord requires reasonable extra information then they have a further 7 days to respond from the date the tenant provides this extra detail. Refusals must have valid reasons (e.g. building restrictions).
Minimum Housing Standards
A new Decent Homes Standard will be introduced for the private rental sector to ensure homes are safe, secure, and free from serious hazards.
Awaab’s Law Applied to Private Rentals
Landlords must fix serious issues like damp or mould within strict legal timeframes—or face consequences.
Ban Discrimination
Landlords will no longer be able to refuse or restrict tenants simply because they have children or receive means-tested benefits. This protection covers the whole process - from requesting information and arranging viewings to renting the property itself. The only exceptions are where there is a legitimate reason, such as avoiding statutory overcrowding or if a tenant cannot afford the rent.
Rent Repayment Orders
Tenants can apply for Rent Repayment Orders if landlords commit certain offences, such as illegal evictions or failure to comply with housing standards.
Stronger Local Council Powers
Councils will have enhanced powers to identify, investigate, and fine landlords who fail to comply with legal requirements.
A New Digital Rental Database
A mandatory national register for all landlords and rental properties. Landlords are legally required to register both themselves and their properties on the database. Failure to do so may result in penalties. The database will serve as a central hub for verified information on landlords, tenants, and property details, ensuring compliance with housing law and supporting local councils in enforcement.
A New Housing Ombudsman
A free, fair, and binding service to resolve disputes—aimed at reducing the burden on the court system.

The Renters' Rights Bill applies to tenancies only and is not applicable to owner-occupier landlords renting to lodgers.

For further information on upcoming changes, visit the Government's full guide to the Renters' Rights Bill..

*(The rental discrimination updates will also apply to Scotland and Wales.)

Disclaimer - This is for general information purposes only and shouldn't be treated as legal advice. We recommend you consult an experienced solicitor if you need specific legal advice.