The Renters Reform Bill
The Renters Reform Bill, first introduced to Parliament in September 2024 under the Conservative Government, was designed to give tenants greater security and improve standards across the private rented sector. Now that the proposals have passed through Parliament and received Royal Assent on 27 October 2025, the Bill has officially become the Renters Reform Act. Although it is now law, its key measures will be introduced in stages starting from 2026.
It has been described as the biggest reform to UK renting since the Housing Act 1988 and includes wide-ranging implications for landlords, tenants, and letting agents alike. The new law in England makes significant changes to private renting, including the abolition of Section 21 'no-fault' evictions, the replacement of fixed-term contracts with periodic tenancies, and new rules for rent increases and tenant rights. It’s aimed at giving renters more security and fairness, while also updating the system so landlords are clearer about their obligations.
Big Changes for Renters:
What’s New
Here are the most important changes under the Act, and what they mean for you if you rent:
No More “No-Fault” Evictions (Section 21s)
Landlords can’t just evict you without giving a reason.
Instead, they will have to use specific legal “grounds” to reclaim a property (for example, if you haven’t paid rent, or they need the home back to live in or do substantive works). They will have to use the Section 8 procedures.
This change comes into force on 1 May 2026 for most private tenancies.
All Tenancies Become “Rolling” (Periodic)
Fixed-term tenancies (e.g., a 12-month AST) will be phased out.
Instead, your tenancy will automatically become a periodic (rolling) tenancy: it continues indefinitely until either party gives notice.
You (the renter) will typically be able to end the tenancy by giving 2 months’ notice (once certain conditions are met).
Limits on Rent Increases
Rent can only go up once a year.
Landlords must give you at least two months’ written notice before increasing rent.
If you think the increase is unfair (e.g., above what the market rate would justify), you can challenge it via a tribunal.
No More Rental Bidding Wars
Landlords or agents must list a fixed asking rent.
They can’t encourage or accept offers above that listed rent. This is designed to make renting fairer and more predictable.
More Protections Around Pets
If you want to keep a pet, you can ask your landlord. The law requires landlords to consider such requests.
If a landlord refuses, they will need to provide a valid reason.
Anti-Discrimination Protections
Landlords can no longer use blanket rules like “no families” or “no benefits.”
This means tenants on benefits or with children have stronger protection when applying for a rental.
Better Enforcement of Property Standards
The Act will bring in a Decent Homes Standard for the private rented sector, meaning minimum quality and safety standards for homes.
Local councils are getting stronger powers to inspect properties and enforce improvements.
Penalties for landlords who don’t meet standards could be significant.
New Ombudsman and Central Database
There will be a Private Rented Sector Ombudsman, which is a free, independent service to help resolve disputes without going to court.
A database of rented properties will be set up, listing which properties are rented, landlord registration, and compliance info.
Stronger Local Authority Powers
Councils will be able to demand documents, inspect more freely, and gather third-party data to crack down on rogue landlords.
There will also be tougher penalties for repeat offenders.
Why These Changes Matter for Renters
More Stability: Without the threat of “no-fault” evictions, you can feel more secure in your home.
Empowerment: You have more tools (like tribunals) to challenge unfair rent increases.
Fairer System: Fixed asking rents and limited bidding wars make things more transparent.
Better Homes: Stronger standards mean your rented home is more likely to be safe and well-maintained.
Access to Help: With an ombudsman and more robust enforcement, it's easier to hold landlords to account.
Things to watch out for
Timing: Not all parts of the Act come in at once. Some changes start 1 May 2026; others (like the ombudsman and database) roll out later.
Rent Rises: While rent increases are limited, “market rate” is still allowed, so big increases may still happen, but you should have the right to challenge.
Landlord Reaction: Some landlords may respond by raising rents before the new rules kick in, or by being more cautious about new tenants.
Enforcement: The protections are only useful if councils can enforce the rules - their capacity and funding will matter a lot.
Pet Requests: Asking to keep a pet doesn’t guarantee yes - but landlords must not refuse unreasonably.
Disrepair: Even with better standards, it’s good to document and report issues early (photos, emails) if problems arise.
What You Can Do as a Renter
Know Your Date: Be aware that many of these reforms take effect from 1 May 2026.
Read Your Tenancy Agreement: When signing or renewing, check if it mentions fixed-term or periodic tenancy, and whether it's compatible with the new law.
Ask for Information: By May 2026, your landlord should provide you with a government “information sheet” explaining the changes.
Keep Records: Take photos and write down any repairs or problems. It’ll help if you need to go to the ombudsman or tribunal.
Challenge Rent Rises: If your rent is increased, ask for a breakdown or justification - make use of the tribunal if needed.
Use the Ombudsman: If there’s a dispute you can’t resolve, the new ombudsman service will be a key route.
Stay Informed: Watch for updates from the government, local council, or tenant charities (like Shelter) on how Phase 2 and 3 of the reforms are implemented.
Conclusion
The Renters’ Rights Act is a landmark reform that gives renters in England much more protection, stability, and voice in their homes. It ends “no-fault” evictions, makes tenancies more flexible, and introduces real accountability for landlords.
That said, you’ll need to stay aware of when the changes happen, how they apply to you, and how to use the new tools (like tribunals or the ombudsman) if things go wrong.
What to Watch Out For
⚠️ Landlords raising rent sharply before the law changes
⚠️ Pressure to sign new long fixed-term contracts
⚠️ Landlords misunderstanding the new rules (or ignoring them)
⚠️ Illegal evictions - still sadly common
Note that these changes do NOT apply to the following types of tenancies –
lodgers who live with your landlord
regulated or protected tenants
council tenants
If you need advice on your private tenancy, please contact us here (hyperlink)
Your New Rights
❌ No-fault evictions
📈 Only one rent rise per year
🗓️ 2 months’ notice for rent increases
🐾 Fair consideration of pet requests
🛡️ Protection against “No DSS” or “No families” discrimination
🏠 Minimum safety and quality standards
📚 Free dispute resolution via the Ombudsman
📝 Rolling tenancies instead of fixed-term contracts (phased in)