🏠A New Era for Renters: Why the Renters’ Rights Act Is a Game-Changer
Implementation date 1st May 2026. The UK’s newest housing law—the Renters’ Rights Act—is a landmark shift in the private rental sector. Having received Royal Assent in October 2025, the Act introduces sweeping reforms to protect tenants, improve living conditions, and rebalance power between renters and landlords. Here’s what you need to know.
What’s Changing: Key Highlights from the Guide
Based on the GOV.UK guide to the Act, here are some of the most significant changes. (GOV.UK)
No More “No-Fault” Evictions
Section 21 evictions are abolished.
Instead, evictions must be grounded in specific, legally recognised reasons, and landlords will need to go through the court system.
All Tenancies Become Periodic
There will be no Fixed Term Tenancies; instead, all tenancies will be rolling, giving renters more flexibility. All current tenancies will transfer to periodic.
Tenants will only need to give two months’ notice if they want to leave (to coincide with a rent due date).
Fairer Rent Increases
Rent can only be increased once per year.
If a tenant feels the proposed increase is unfair (i.e., above market rate), they can challenge it via a First-tier Tribunal.
Stronger Tenant Protections
Tenants can request to keep a pet, and landlords can’t unreasonably refuse.
Discrimination based on having children or being on benefits is outlawed.
The Decent Homes Standard is extended to the private sector, meaning minimum safety and quality standards now apply to private rentals.
Awaab’s Law Extended
Named after Awaab Ishak, this law compels landlords to act promptly on serious issues like damp and mould.
Tenants will have stronger legal recourse if landlords don’t comply.
New Enforcement and Redress Mechanisms
A Private Rented Sector Ombudsman will be created to handle tenant-landlord disputes.
Local authorities will have stronger powers to penalise non-compliant landlords (up to ÂŁ40,000 for repeated offences).
Rent Repayment Orders (RROs) will be more powerful: tenants can claim up to 24 months’ rent repayment if their landlord breaches the law.
No More Rental Bidding Wars
Landlords and agents must advertise a fixed asking rent.
It is illegal to accept bids above that advertised rate.
Transparency via a Landlord Database
There will be a national Private Rented Sector Database.
This will help tenants check their landlord’s compliance record, and help councils target enforcement.
Why This Matters
Security for Tenants: By removing no-fault evictions and strengthening the grounds for eviction, renters will finally have greater stability.
Fairness in Rent: The rent increase rules and tribunal challenge process give tenants a way to push back against exploitative rent hikes.
Raising Housing Standards: The extension of decent-home rules and Awaab’s Law means private tenants should see safer, healthier homes.
Accountability: With an ombudsman and a national landlord database, bad landlords will have fewer places to hide.
Level Playing Field: Banning bidding wars and preventing discrimination ensures the rental market is more transparent and equitable.
What’s Still to Come
The Act has received Royal Assent, but not all measures are in force yet. Implementation date 1st May 2026 with Phase 1.
Councils will need to build up capacity to enforce the new rules (inspections, fines, tribunals, etc.).
Tenants and landlords alike should keep an eye on further guidance from the government and begin preparing for the changes.
Final Thought
The Renters’ Rights Act represents a major reform for private renting in England — and, for many tenants, it feels like overdue justice. With greater security, fairer rent, and stronger protections, renting has the potential to become far more stable and humane. If you’re a tenant, now’s a great time to familiarise yourself with your new rights — and if you're a landlord, it's time to adapt to a changing legal landscape.
