How the Renters’ Rights Act strengthens protection for tenants

The Renters’ Rights Act 2025 is a landmark reform that aims to make renting fairer, safer, and more secure for millions of tenants across England. The law received Royal Assent in October 2025 and will come into effect during 2026, once the government finalises the implementation timetable.

Here’s how the new rules will protect renters and improve life in the private rented sector:

Goodbye to ‘No-Fault’ Evictions

The biggest change is the end of Section 21. This means landlords will no longer be able to evict tenants without reason. Instead, they’ll have to show a valid ground, such as selling the property, moving in themselves, or serious rent arrears.

This reform gives tenants greater stability and peace of mind, knowing they can’t be forced out without cause or notice.

More flexibility with Periodic Tenancies

Under the new law, all tenancies will automatically become periodic (rolling) rather than fixed-term. Tenants will be able to end their tenancy with two months’ notice, without waiting for a fixed term to expire. This means tenants will be able to move for work, family, or personal reasons without financial penalties or early-exit fees.

Protection from unfair rent increases

Landlords will only be able to increase the rent once a year and must give two months’ notice. If the tenants believes that a rent increase is above local market rates, they can challenge it at the First-tier Tribunal, which will independently assess what’s fair.

Importantly, tenants can’t be charged more than the landlord originally proposed, and increases can’t be backdated. This closes a major loophole that previously allowed rent hikes to be used as a form of ‘backdoor eviction’.

Decent Homes and safe living conditions

For the first time, private landlords will have to meet the Decent Homes Standard, ensuring the property is:

• Safe, warm, and in good repair.

• Free from damp, mould, and health hazards.

Under Awaab’s Law, landlords must act quickly to fix serious problems and tenants will have the right to take action if they fail to do so within the required timeframe.

The right to fair treatment

The Act bans rental discrimination, which means that landlords can no longer refuse to rent to families with children or people receiving benefits. All applicants must be assessed fairly on individual circumstances and affordability, not on personal status. This helps ensure everyone has equal access to safe, decent housing.

No more bidding wars

Landlords and agents will no longer be allowed to ask for or accept offers above the advertised rent. The price listed must be the price offered, which will help stop the unfair practice of renters being forced into ‘bidding wars’ during a housing shortage.

Pets in rented homes

Tenants will now have a stronger right to keep pets. Landlords must consider all requests reasonably, and cannot refuse without a valid reason. Tenants may need to cover any pet-related damage through insurance, but the default position is pets are allowed unless there’s a good reason otherwise.

Easy access to support and complaints

The new Private Rented Sector Ombudsman will provide a free, independent way for tenants to raise complaints about landlords.

The Ombudsman will have the power to order landlords to:

• Issue an apology

• Provide information

• Take remedial action

• Compensate tenants

Every landlord in England will have to join the Ombudsman scheme, ensuring accountability and faster resolution of disputes.

Transparency through the landlord database

The new Private Rented Sector Database will make it easier to check whether your landlord is registered and compliant. It will also help local councils identify unsafe properties and take action against rogue landlords.

Tenants will be able to see key property information before signing an agreement, which will support informed decisions and protect renters from unsafe or illegal lets.

When will it happen?

The Renters’ Rights Act is now law, but not yet in force.

The government will publish a detailed implementation timeline in 2026, setting out when each part will take effect.

The Guild will keep tenants and landlords informed as those details are confirmed.

Contact us

If you're looking for your next rental property, contact your local Guild Member today.

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