Key Changes in the Renters’ Rights Act

Key Changes in the Renters’ Rights Act

Here’s a breakdown of the biggest changes renters should know about:

📌 1. No More ‘No-Fault’ Evictions

One of the headline reforms is the abolition of Section 21 ‘no-fault’ evictions, often called no-fault evictions. Under the old system, landlords could ask tenants to leave without giving any reason; this will no longer be allowed. Instead, landlords must now have a valid reason — such as rent arrears or selling the property — and provide notice under Section 8.

🏠 2. Periodic Tenancies Replace Fixed Terms

Fixed-term tenancies (like 6 or 12 months) will be replaced with periodic (rolling) tenancies. This means tenants can stay in their homes indefinitely, giving them greater stability and flexibility. Tenants can end a tenancy with proper notice, and landlords can only regain possession with a valid reason and correct notice.

📈 3. Rent Increase Protections

Landlords will be allowed to raise rent only once a year, and they must serve a Section 13 notice with at least two months’ notice before doing so. If a tenant believes a rent rise is unfair or above market levels, they’ll be able to challenge it through the First-tier Tribunal (Property Chamber).

💷 4. Limits on Upfront Costs & Bidding Wars

To make renting more accessible:

• Landlords can only request up to one month’s rent in advance once a tenancy has been signed.

• Practices like rental bidding wars — where tenants compete by offering higher than advertised rents — are banned. Ads must list a clear rent and landlords cannot encourage or accept higher offers.

🛠 5. Better Property Standards

The government is extending the Decent Homes Standard into the private rented sector, meaning landlords must maintain safe, well-maintained properties. Serious hazards like dangerous damp or mould must be addressed within set timeframes. Local authorities have greater enforcement powers, with fines for non-compliance.

🐾 6. New Rights Around Pets and Discrimination

• Tenants will have the right to request pets, and landlords can no longer impose blanket bans; refusals must be for reasonable grounds.

• It will be unlawful for landlords or agents to discriminate against tenants with children or those receiving benefits — helping make access to renting fairer for more people.

🧑‍⚖️ 7. Stronger Enforcement and Dispute Resolution

A Private Rented Sector Ombudsman and landlord database are planned, giving tenants a free way to resolve disputes without court. Rent repayment orders are expanding, meaning renters could reclaim up to 24 months of rent if landlords breach key legal obligations.

When Do These Changes Take Effect?

Most of the major reforms kick in from 1 May 2026 — including the end of Section 21 evictions and the move to periodic tenancies. Other elements, like the landlord database, Ombudsman and decent homes enforcement, will roll out later in 2026 and 2027 as secondary regulations are finalised.