Renters’ Rights Bill becomes law in England

The government’s Renters’ Rights Bill has now become law, following Royal Assent on 27 October 2025. The new Act introduces a wide range of changes for private landlords in England, the first changes in the Renters’ Right Act will take effect from 1st May 2026. The details on how these new rules will take effect are still to be decided, but here is a review of some of the key measures that will be introduced.

End of Section 21 evictions

The most notable change is the abolition of Section 21 ‘no fault’ evictions. This doesn’t mean that landlords cannot evict tenants, but they will only be able to do so in certain circumstances.

Tenancy structure

The Act will replace most existing tenancy types with a single system of periodic (rolling) tenancies. This means that if you use fixed 12 or 24-month contracts, they will no longer be possible. Tenants will be able to give two months’ notice at any time, rather than being tied in for a year or longer.

New ombudsman and registration requirements

A Private Rented Sector Ombudsman will be set up to handle complaints from tenants. Membership will be mandatory for landlords, and the ombudsman’s decisions will be binding. A new Private Rented Sector Database will also be created. This is to help landlords understand their legal obligations and demonstrate compliance. Tenants will be able to use this when deciding to enter a tenancy agreement. Registration on the database may be necessary before being able to use certain grounds for repossession.

Other measures

Further reforms include:

• A ban on rental bidding. Landlords will be required to advertise a fixed rent and cannot accept offers above this.
• Landlords will not be able to refuse tenants because they have children or receive benefits.
• Tenants will have strengthened rights to request a pet in the property, which the landlord will have to consider and cannot unreasonably refuse.
• Application of the Decent Homes Standard and Awaab’s Law to the private sector, which will impact what is expected with the condition of properties and timescales for repairs.
• Local authority enforcement will be strengthened with the expansion of civil penalties, introducing investigatory powers and requiring local authorities to report on their enforcement activity.

Details on how and when the law will be implemented can be expected over the coming weeks.

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See: https://www.gov.uk/government/news/historic-renters-rights-act-becomes-law

If you have any questions, then please feel free to get in touch with Tom Young on 023 8046 1254 or email Tom Young.