What is the Renters' Rights Act?

The Renters' Rights Act aims to make renting more secure, affordable and fair. It introduces new rules regarding evictions, rent increases and tenant agreements, and introduces new regulations for landlords, provide tenants with greater protections while ensure landlords remain compliant.

The implementation plan introduces phased tenancy reforms beginning with a change on 27 December 2025 and major Phase 1 reforms on 1 May 2026, allowing time for adjustment before later phases.

View the implementation schedule

Timeline for the Renters' Rights Act

November 2025

Implementation dates confirmed

Phase 1 of the Renters’ Rights Act will take effect on 1 May 2026 with a full implementation plan announced.

27 December 2025

Local council powers start

Local councils gain enhanced powers to investigate, inspect, and enforce housing standards against rogue landlords.

1 May 2026

Renters’ Rights Act phase 1 takes effect

Phase 1 will take effect on 1 May 2026, introducing a range of tenancy reforms. This gives tenants, landlords and agents time to fully understand and adjust to the new Phase 1 rules.

Key changes

The Renters' Rights Act will introduce 10 key changes to existing housing legislation in the rental market. These are outlined below:

1. Abolishing Section 21: no more no-fault evictions

New guidelines will specify acceptable reasons for eviction, providing tenants with greater security.
Landlords will have to issue a Section 8 notice citing the valid reason and providing evidence thereof.
By abolishing Section 21, landlords can no longer evict tenants without a valid reason.

2. Transition to periodic tenancies

Fixed-term tenancies where tenants are obliged to remain for a set period will be abolished, and all tenancies will become Assured Periodic Tenancies.
This means that tenancies will continue on a rolling basis until the tenant decides to leave or the landlord establishes a valid reason for possession.
Expected notice periods will vary dependent on grounds for possession, but generally will extend to two months notice for tenants, and four months for landlords.

3. Rental increase

Tenants will be able to appeal proposed rental increases to a First-tier Tribunal
Increases are limited to once per year and capped at market rate
Rent increase clauses will now be prohibited
Landlords will now be required to serve a Section 13 notice to increase rent

4. Rent bidding and market value

Landlords and agents will be banned from encouraging or accepting rent bids above the advertised price
Tenants will still be able to offer below advertised price but landlords will not be obliged to accept

5. Rent in advance

Upfront rent payments will now be capped at one months’ rent
Guarantors will become more important, particular for overseas tenants and those with insufficient credit history

6. New anti-discrimination laws

It will be illegal for landlords or agents to have blanket bans on renting to tenants receiving benefits, promoting fairer access to housing
It will also be illegal to discriminate against tenants on the basis that they have children, making housing more accessible for families

7. Pets

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

8. Decent Homes Standard & Awaab's Law

Rental properties must meet the minimum quality and safety criteria
Local authorities will have increased power to enforce these standards

9. Private Rented Sector Database and Landlord Ombudsman

An independent ombudsman for the rental sector will resolve disputes between landlords and tenants, offering an alternative to court proceedings
Landlords will now be required to join a property portal which will inform landlords of their legal obligations and assist tenants in making informed housing decisions

10. New enforcement powers

The act will introduce new enforcement powers for local authorities
Landlords in breach of the law may face action, including fines and potential bans from operating in the sector

As Lettings Director at JNP and Vice President of Propertymark, I understand that landlords are apprehensive about the impending changes in the private rented sector. The Renters’ Rights Act introduces wide-reaching reforms aimed at improving standards and transparency across the industry.

But change doesn’t have to mean uncertainty. At JNP, we’re here to guide landlords through every step from the removal of Section 21 to the introduction of the PRS Landlord Database. With clear, practical advice and ongoing support, we’ll help you stay compliant and protect your investment.

Renters' Rights Act FAQs

What is an Assured Shorthold Tenancy?

An assured shorthold tenancy (AST) is the most common type of tenancy in England, typically offering fixed-term contracts with limited tenant security and allowing landlords to evict tenants without cause under Section 21.

Will the new legislation affect existing tenancies?

Yes, existing tenancies will transition to the new system over time. This means that any tenancy agreements created prior to the act's introduction will still be subject to the terms of the new laws.

What does the abolition of Section 21 mean for landlords?

Section 21, known as a 'no-fault' eviction, allowed landlords to evict tenants without providing any grounds. When the Renters' Rights Act is introduced, they will no longer be able to do this, and instead must use Section 8 with valid grounds.

Under the new laws, there will be a wide range of provisions for landlords to possess a property, including if the landlord wishes to sell the property.

Will I still be able to regain possession of my property?

Many landlords are concerned about possession of their property once the Renters’ Rights Act becomes law and abolishes Section 21.

However, landlords will still be able to possess property using the Section 8 process, which includes specific legal grounds like selling the property, moving in, or serious rent arrears.

Can I reject applicants on housing benefit?

No. The Renters’ Rights Bill will prohibit blanket bans on tenants receiving benefits.

Can I refuse tenants with pets?

Under the new laws, tenants will have the right to request to keep a pet, and landlords will be required to consider their request, and must provide a valid, reasonable reason to refuse.

It is not yet clear what will be deemed a reasonable reason for refusal, but if a tenant feels that a landlord has unreasonably refused their requests they will be able to escalate their complaint to the Private Rented Sector Ombudsman or take their case to court.

How much notice will my tenant have to give me?

A tenant will be able to end a tenancy by giving two months' notice under the new periodic tenancy model.