Renters Rights Act

Supporting you with the Renters' Rights Act

The Renters’ Rights Act received Royal Assent on 27 October 2025 and has now officially become law.

The Renters' Rights Act has come into effect

The Renters’ Rights Act represents the most significant shift in the private rental sector in a generation, marking an important step towards a more professional, transparent and consistent industry. These reforms provide greater clarity and protection for both landlords and tenants, while encouraging improved standards across the market. We’ve outlined the key updates from the legislation below, together with how we can guide and support you at every stage. If you would value clear, straightforward advice on how the Act affects you, we are here and ready to help.

Abolition of Section 21 Notices

Implementation timeline - 1st May, 2026

Section 21 notices, often used for “no-fault evictions”, have been abolished. Instead, landlords need to use specified grounds under Section 8 of the Housing Act to regain possession. There are 25 mandatory grounds i.e. if you go to court for these reasons the judge must award possession, and 11 discretionary grounds. Mandatory reasons include if a landlord wants to sell their property, serious rent arrears, or if they or a close family member wish to move back in. Discretionary grounds refer to provisions for anti-social behaviour, lesser rent arrears, and damage to the property, amongst others.

End of Fixed Term Tenancies

Implementation timeline - 1st May, 2026

Fixed-term tenancies will no longer exist, meaning tenants can give at least two months’ notice to end a tenancy at any time after moving in, ensuring the end date aligns with the rent period. Landlords are restricted from selling the property or moving back in for a period of 12 months from the start of the tenancy - however, notice can be served earlier subject to the date of the notice falling after tenants have been in the property for 12 months. Where a tenant is at fault, landlords can give notice using the relevant grounds at any point in the tenancy. This includes where a tenant commits antisocial behaviour, is damaging the property, or falls into significant arrears.

Rent Arrears

Implementation timeline - 1st May, 2026

Whilst the process for gaining possession if the tenant falls into rent arrears isn’t changing, the amount of arrears that the tenant needs to be in to start possession is now 3 months.

Allowing Pets

Implementation timeline - 1st May, 2026

Landlords can no longer unreasonably refuse requests for tenants to have pets. Landlords must respond to pet requests within 28 days and must demonstrate that the request is unreasonable or unfeasible due to factors such as lease restrictions. Service animals must be allowed.

Ban on Benefit Discrimination

Implementation timeline - 1st May, 2026

The Act prohibits blanket bans on renting to families with children or those claiming benefits. All prospective tenants must still meet standard referencing criteria to secure a tenancy.

Membership of the Ombudsman Scheme

Implementation timeline - October 2026

Landlords must join a new Private Rented Sector Ombudsman Service, ensuring transparency and accountability.

Bidding Wars

Implementation timeline - 1st May, 2026

The Act bans bidding wars and limits rent in advance payments to one month.

Rent in Advance

Implementation timeline - 1st May, 2026

Tenants will no longer be allowed to make advance rent payments and this includes any shortfall payments. If rent is currently paid more than one month in advance, i.e. quarterly, six-monthly, or annually, tenants will be able to continue with that advance payment schedule for the duration of their tenancy. It’s only when a new tenancy is agreed that advance payments will not be allowed. If the tenant is unable to prove affordability to pay monthly they will still have the option of a private guarantor.

In short: you may request one month’s rent upfront at the start, but you cannot require tenants to pay their rent early during the tenancy.

Awaab’s Law

Implementation timeline - 2035

In line with the social housing sector, private landlords are now required to address reported hazards, such as mould, within stricter timeframes: 14 days to investigate and 7 days to fix any issues as well as 24 hours to make emergency repairs.

Rent Review

Implementation timeline - 1st May, 2026

All rent-review clauses become invalid. Landlords must use the Section 13 process for any rent increase. Rent can rise only once every 12 months with 2 months’ notice. Increases must match true market rent. Tenants can challenge rises at the tribunal if they think it’s too high.

We answer some of the most frequently asked questions from our clients:

How are Assured Shorthold Tenancies being replaced?

The new legislation impacts all Assured Shorthold Tenancies (ASTs), including both new and existing tenancies, but excludes company lets and rents over £100k/year. This will mean that landlords and tenants will no longer agree fixed tenancy periods.

Instead, tenancies will run from month to month until either the tenant serves notice, or the landlord meets one of the grounds for regaining possession of the property. These tenancies will be known as Assured Periodic Tenancies.

What security will a tenant have?

During the first 12 months of any new tenancy, landlords will not be allowed to move back into their property or attempt to sell it unless they sell to another landlord who will take over the tenancy. This means tenants will have a 12-month protected period; however, a tenant can serve notice to terminate during this period. Tenants will be required to give two months’ notice to leave and this must be in line with the rent payment date.

Will the new legislation come into force for new and existing tenancies at the same time?

The implementation of the new legislation for new and existing tenancies is set to take place on the same day and currently does not allow for any phasing in or out. Any pre-agreed ‘option to renew’ or ‘break clause’ within an existing tenancy agreement will no longer apply once the law is implemented. For new tenancies, as Assured Shorthold Tenancies will become Assured Periodic Tenancies rolling from month to month it means it will no longer be possible to include either an option to renew or a break clause.

What happens if landlords or their agents breach the new legislation?

Non-compliance will be met with fines. These fines are being increased and local authority enforcement powers will be strengthened. Fines can be up to £7,000 for minor or initial non-compliance and up to £40,000 for repeat offences.

Full Government Guidelines can be found via this link:

https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act