The Renters Rights Act has officially passed into UK law, securing what the government has termed the “most significant increase to their rights in a generation” for England’s 11 million private renters. Receiving Royal Assent on October 27, 2025, the Act delivers on the government’s mandate to rebalance the relationship between tenants and the nation’s 2.3 million landlords, ending a system that has long prioritized landlord expediency over tenant security.
The core promise delivered by the Act is the abolition of Section 21 ‘no fault’ evictions, a practice that has forced thousands into homelessness and left millions living in fear of challenging poor conditions. This “seismic shift,” as described by Secretary of State Steve Reed, is supported by a comprehensive package of reforms that includes new standards for housing quality, robust enforcement mechanisms, and significant anti-discrimination measures.
While the Act is now on the statute book, ministers will outline the implementation timeline, with the major changes, including the end of Section 21, expected to come into practical effect in 2026.
The New Tenancy Structure: Periodic and Protected
The abolition of Section 21 requires a fundamental overhaul of the existing tenancy structure, moving away from the commonly used Assured Shorthold Tenancy (AST).
The Shift to Assured Periodic Tenancies
The Act makes two critical changes to the tenancy framework:
- Abolition of ASTs: The Assured Shorthold Tenancy (AST) structure, which facilitated fixed terms and Section 21 evictions, is abolished.
- Universal Periodic Tenancies: All assured tenancies will become periodic tenancies (often month-to-month, aligning with rent payment periods). This means tenancies will run indefinitely until they are ended by the tenant or if the landlord successfully uses a valid, specified ground for possession under the amended Section 8.
Tenant Security and Mobility
Under the new system, tenants gain substantial control over the length of their stay:
- Tenant’s Right to End: Tenants can end their tenancy at any time by giving two months’ written notice. This provides tenants with greater mobility and flexibility, ending the need to break fixed-term agreements early.
- 12-Month Protected Period: To prevent misuse of new possession grounds, landlords are banned from using the ‘to sell’ or ‘to move in’ mandatory grounds during the first 12 months of a tenancy. This gives tenants a protected period of security at the beginning of their home search.
Rebalancing Power: Strengthened Grounds for Landlords
The removal of the quick, paper-based Section 21 route means landlords must now demonstrate a valid, specified reason (or ‘ground’) to regain possession. To maintain confidence and investment in the private rented sector, the Act has introduced new and amended mandatory grounds for landlords.
New Mandatory Grounds for Landlords to Reclaim Property
These grounds are designed to cover legitimate changes in a landlord’s circumstances, ensuring they can still reclaim their property when necessary:
- To Sell the Property: A new mandatory ground allows a landlord to regain possession if they genuinely intend to sell the property (with no intention to re-let it). This ground cannot be used during the initial 12 months of the tenancy and requires a four-month notice period.
- Landlord or Family Member Moving In: A new mandatory ground permits the landlord or a close family member to move into the property as their principal home. Like the ‘to sell’ ground, this is restricted during the first 12 months and requires a four-month notice period. This ground is further limited for properties held in a company name or trust.
- Student Accommodation: Specific, modified grounds are introduced for Purpose-Built Student Accommodation (PBSA) and certain non-PBSA student landlords who rent to students on a cycle aligned with the academic year.
Modified and Strengthened Existing Grounds (Tenant Fault)
The Act modifies and strengthens grounds relating to tenant fault, primarily focusing on serious breaches:
- Rent Arrears (Mandatory Ground): The threshold for mandatory eviction based on rent arrears has been increased. The ground is only met if the tenant has fallen into at least three months’ rent arrears by the time of the possession notice and by the time of the court hearing. Landlords must give four weeks’ notice (up from two weeks) before commencing proceedings. This change gives tenants more time to rectify the issue.
- Anti-Social Behaviour (Mandatory Ground): The grounds for anti-social behaviour are clarified and strengthened, ensuring swift action can be taken against disruptive tenants. This is one of the limited grounds where possession proceedings can be commenced almost immediately.
Landlords will still need to apply to the court and prove the ground is met. The court must award possession if a mandatory ground is proven, but can exercise discretion for discretionary grounds (like persistent rent delay or general breach of tenancy conditions).
Raising Standards and Upholding Fairness
The Act includes significant provisions to professionalise the sector, enhance property quality, and prevent market abuse.
Protecting Tenants from Unjust Practices
- Decent Homes Standard and Awaab’s Law: Landlords must comply with the Decent Homes Standard for the first time in the PRS. Furthermore, Awaab’s Law is applied to the sector, setting clear legal timeframes for landlords to address serious hazards like damp and mould, ensuring homes are safe and of good value.
- The Private Rented Sector Ombudsman: All landlords will be required to join a new Private Rented Sector Ombudsman, offering tenants a swift, impartial, and binding resolution service for complaints. The Ombudsman has the power to mandate apologies, remedial action, and compensation.
- Anti-Discrimination: Landlords and agents are banned from refusing tenants based on them receiving benefits or having children, tackling ‘No DSS’ or similar discriminatory policies head-on.
- Ending Rental Bidding: Landlords are prohibited from asking for or accepting offers above the advertised rent, ensuring transparency and fairness at the start of the tenancy.
Compliance and Enforcement Tools
- Private Rented Sector Database: A new Database will be created to require landlords to register and demonstrate compliance with their legal obligations. Failure to register will prevent landlords from using certain Section 8 possession grounds.
- Strengthened Local Authority Powers: Local authorities gain enhanced investigatory powers and can impose significantly higher civil financial penalties for breaches of the Act.
The Renters’ Rights Act represents a major legislative package aimed at building a fair and equitable rental market for all. It demands a shift in approach from landlords, requiring careful documentation and reliance on legitimate reasons for possession, while offering tenants newfound security.
Frequently Asked Questions (FAQs)
When will the main changes, like the end of Section 21, actually start?
The Renters’ Rights Act has received Royal Assent, but the major changes will be implemented on a Commencement Date, expected to be in 2026. The government must give landlords and the courts time to prepare for the new system before it comes into effect.
What is the biggest change for landlords under the new Act?
The biggest change is the abolition of Section 21 ‘no fault’ evictions, which means landlords must now always go to court using an amended Section 8 and prove one of the new or amended statutory grounds for possession to recover their property.
Can I still evict a tenant if I want to sell the property?
Yes, a new mandatory ground allows a landlord to regain possession if they genuinely intend to sell the property. However, you cannot use this ground during the first 12 months of the tenancy and you must provide the tenant with four months’ notice.
Will I be forced to accept a pet in my property?
Tenants gain a strengthened right to request a pet. A landlord cannot unreasonably refuse the request. You can, however, require the tenant to take out pet insurance to cover any potential damage to the property caused by the pet.
What if my tenant stops paying rent?
The ground for rent arrears is amended. It is a mandatory ground if the tenant has at least three months’ rent arrears at the time of the possession notice and the court hearing. The required notice period is now four weeks. The process is slightly longer and requires proof in court, but the ground remains mandatory for severe arrears.
Does the Act introduce rent controls?
No, the Act does not introduce rent controls. Landlords can still raise the rent to the market rate, but they can only do so once per year using a statutory process and must give two months’ notice. Tenants gain the right to challenge the increase at the First-tier Tribunal if they believe it is above market rate.