What the Renters' Rights Act does
The Act reforms how private renting works in England. It applies to most assured tenancies, which covers the vast majority of private renters. Scotland, Wales and Northern Ireland have their own separate rules.
The reforms are being brought in over time rather than all on one day. The Act received Royal Assent and the different measures switch on in stages as the government sets each start date. Because of that phasing, treat any dates you read as guidance and always check the current position before you act. Once the main provisions are in force, they apply to new and existing tenancies alike.
- ▸No more Section 21: Landlords can no longer evict a tenant with no reason.
- ▸Rolling tenancies: Fixed-term contracts are replaced by open-ended periodic tenancies.
- ▸Stronger tenant rights: New rules on rent rises, pets, repairs and discrimination.
- ▸New watchdogs: A Private Rented Sector Ombudsman and a national landlord database.
The end of Section 21 'no-fault' evictions
The headline change is the removal of Section 21. For years a landlord could hand a tenant two months' notice without giving any reason, even when the tenant had done nothing wrong. That route is closing.
In its place, landlords who want their property back must use Section 8 and prove a valid legal ground. Some grounds are about the tenant, such as serious rent arrears or antisocial behaviour. Others are about the landlord's own plans, such as wanting to sell the property or move a close family member in. Notice periods and evidence rules vary by ground, and if the tenant does not leave, a court decides.
Rolling tenancies replace fixed terms
Fixed-term assured shorthold tenancies are being scrapped. Instead, every tenancy becomes periodic, meaning it rolls on month by month with no fixed end date. You will not sign up for a set 12-month block any more.
Tenants gain flexibility here. If your circumstances change you can leave by giving two months' notice, rather than being locked in until a fixed term ends. Landlords lose the certainty of a guaranteed 12 months, but still keep the right to seek possession through a valid Section 8 ground.
| Area | Before the reforms | After the reforms |
|---|---|---|
| Eviction | Section 21 no-fault notice allowed | Section 21 abolished; valid Section 8 ground required |
| Tenancy type | Fixed-term AST, then rolling | Periodic (rolling) from the start |
| Leaving early | Tied in until fixed term ends | Tenant gives two months' notice any time |
| Rent increases | Various methods, sometimes mid-term | Once a year via Section 13, challengeable at tribunal |
| Pets | Landlord could refuse outright | Cannot unreasonably refuse a request |
| Bidding wars | Common in hot markets | Banned; landlord must state an asking rent |
Rent rises, bidding wars and rent in advance
Rent can only go up once a year. A landlord must use a Section 13 notice and give at least a set amount of notice before the new rent starts. Any increase has to reflect the going market rate, not an arbitrary jump designed to force a tenant out.
If you think the proposed rent is above market value, you can challenge it at the First-tier Tribunal. The tribunal looks at what similar local properties actually let for and sets a fair figure. Importantly, it cannot raise the rent above what the landlord asked for, so challenging carries no risk of a worse outcome.
The Act also tackles two practices that priced people out. Rental bidding wars are banned, so landlords and agents must advertise a fixed asking rent and cannot invite tenants to offer more to win the property. Demands for large amounts of rent up front are limited too, which helps renters who cannot find several months' rent in one go.
Pets, repairs and decent homes
Tenants gain a right to request a pet, and landlords cannot unreasonably refuse. A landlord can ask the tenant to hold pet insurance to cover any damage the animal might cause, which protects both sides. A refusal now needs a genuine reason, such as a head lease that bans pets.
Housing quality gets a boost too. The Decent Homes Standard, which already applies to social housing, is being extended to private rentals. That means privately rented homes must meet a baseline for safety, repair and basic facilities.
Awaab's Law is also being extended to the private sector. Named after a toddler who died from mould in a social home, it sets strict deadlines for landlords to investigate and fix serious hazards such as damp and mould once a tenant reports them. Dragging out repairs will no longer be acceptable.
- ▸Pet requests: Ask in writing; the landlord must have a fair reason to say no.
- ▸Pet insurance: Landlords can require cover for potential pet damage.
- ▸Decent Homes Standard: A minimum quality bar now applies to private lets.
- ▸Awaab's Law: Fixed timescales to tackle damp, mould and other hazards.
New watchdogs and a ban on discrimination
Two new bodies aim to raise standards and settle disputes. A Private Rented Sector Landlord Ombudsman will handle tenant complaints for free, offering a route to resolve problems without going to court. A digital PRS Database will list private landlords and properties, so tenants and councils can check who is behind a tenancy.
The Act also bans blanket discrimination. Landlords and agents can no longer refuse tenants simply because they receive benefits or have children. Tenants must still be able to afford the rent, but 'No DSS' and 'No children' policies are outlawed as a matter of course.
Frequently Asked Questions
Can my landlord still evict me? Yes, but only using a valid Section 8 ground, such as serious rent arrears, antisocial behaviour, or the landlord genuinely wanting to sell or move in. They must follow the correct notice and, if you do not leave, go to court. No-fault Section 21 evictions are being abolished.
Do the changes apply to my existing tenancy? Yes. Once the main provisions are in force they apply to existing assured tenancies as well as new ones, so your fixed term converts to a rolling periodic tenancy rather than you needing to sign a new contract.
How much notice do I have to give to leave? Under the new rolling tenancies you can end the tenancy by giving two months' notice at any point, which gives you far more flexibility than being tied into a fixed term.
Can my landlord refuse to let me keep a pet? Not without a good reason. You have a right to request a pet and the landlord cannot unreasonably refuse, though they can ask you to take out pet insurance to cover any damage.
When exactly do all these rules start? The Act is being phased in over time rather than switching on in one go, so different measures begin on dates the government sets. Check the current government guidance before relying on any specific start date.
What to do now
If you rent, learn your new rights before you need them. Keep copies of your tenancy agreement, any rent-increase notices and repair requests, and know that you can challenge an unfair rent rise at the tribunal. If a landlord tries a no-fault eviction, get advice, as the rules are changing in your favour.
If you let out property, review how you handle tenancies, rent reviews and repairs now. Make sure your paperwork supports a valid Section 8 ground if you ever need possession, budget for the Decent Homes Standard, and respond quickly to damp and mould reports. Getting ahead of the changes avoids penalties later.
Key Takeaways
- ✓Section 21 no-fault evictions are being abolished; landlords must use a valid Section 8 ground to seek possession.
- ✓Fixed-term tenancies become rolling periodic tenancies, and tenants can leave with two months' notice.
- ✓Rent can rise once a year via a Section 13 notice, and tenants can challenge an unfair increase at the tribunal for free.
- ✓Rental bidding wars are banned and large upfront rent demands are limited.
- ✓Tenants can request a pet and landlords cannot unreasonably refuse; the Decent Homes Standard and Awaab's Law now cover private lets.
- ✓A new Ombudsman and PRS Database arrive, and discrimination against benefit claimants or families is outlawed.