The Renters’ Rights Act, which will ban Section 21 evictions, is set to bring about the biggest changes to tenancy laws in a generation.
The act also contains proposed measures to limit rent increases, ban bidding wars, and improve rental property standards.
The government has confirmed that the first set of changes under the Renters’ Rights Act will be introduced on 1 May 2026.
- What is the Renters’ Rights Bill?
- What’s included in the Renters’ Rights Act?
- Government urged to publish guidance documents
- How landlords can prepare for the Renters’ Rights Act
- How could rental reforms impact landlords?
Renters’ Rights Act to be introduced on 1 May 2026
The government has confirmed 1 May 2026 as the start date for the first set of changes to tenancy law under the Renters’ Rights Act.
These will include:
- banning Section 21 evictions
- replacing fixed-term assured tenancies with periodic tenancies
- limiting rent increases and rent paid in advance
- banning bidding wars for rental properties
- ending blanket bans on tenants on benefits or with children
- giving tenants the right to keep pets
A second phase of measures will be introduced in ‘late 2026’, with a planned third phase with no set date.
Landlords will now be waiting on the government to publish key guidance, particularly around what needs to be included in new periodic tenancy agreements.
What is the Renters’ Rights Bill 2025?
The Renters’ Rights Bill is the result of the Labour government acting on its manifesto pledge to transform private renting.
The bill’s headline measures are to stop landlords from issuing Section 21 evictions and to end assured shorthold tenancies, making all tenancies periodic.
Much of the new legislation came from proposals that were included in the Conservatives’ Renters’ Reform Bill, which was shelved shortly before the 2024 general election.
The new tenancy system will apply to new and existing tenancies at the same time. This will prevent a confusing two-tier system and allow tenants to benefit from immediate security, according to the government.
It’s important to note that these new laws will apply only to tenancies in England. There are different rules for Scotland, Wales, and Northern Ireland.
What is the Renters’ Rights Act?
The Renters’ Rights Bill received Royal Assent on Monday 27 October 2025. This means it’s now officially written into law as the Renters’ Rights Act.
Read the full version of the Renters’ Rights Act on the government website.
What’s included in the Renters’ Rights Act?
The Renters’ Rights Act includes a mix of measures that either introduce new processes, ban existing practices, or change the way the market currently operates.
As well as revamping the structure of tenancies and evictions, the new legislation aims to improve property standards and enforcement.
Here’s an overview of the 12 key measures:
- Banning Section 21 evictions
- Replacing fixed-term assured tenancies with periodic tenancies
- Introducing a landlord ombudsman
- Extending Awaab’s law to private rentals
- Extending the Decent Homes Standard to private rentals
- Limiting rent increases
- Introducing a Private Rented Sector Database
- Giving tenants the right to keep pets
- Banning rental property bidding wars
- Ending blanket bans on tenants on benefits or with children
- Strengthening local authority enforcement
- Strengthening Rent Repayment Orders
1. Banning Section 21 evictions
Removing Section 21 evictions from the Housing Act 1988 means tenancies will only be ended by a tenant or if a landlord has a valid reason, defined in law (through an updated Section 8 process).
Under the new system, when a tenant moves into a property they’ll be protected from eviction for 12 months (provided they don’t break their tenancy agreement). After that, if the landlord wants to sell or move into the property, they’ll need to give four months’ notice.
Landlords identified the ban on Section 21 evictions as the incoming measure they’re most concerned about, according to Simply Business research.
Over half (56 per cent) of landlords said they think removal of Section 21 will make evictions more costly and lengthy, with a further 32 per cent saying they’ll implement a stricter tenant vetting process as a result.
And although 71 per cent said they’d never used a Section 21 eviction, it’s clear that many landlords see it as a vital safety net.
A full list of the updated grounds for eviction is available on the government website.
This change will be introduced on 1 May 2026 as part of phase one of the Renters’ Rights Act.
2. Making all tenancies periodic
Currently, most tenancies are Assured Shorthold Tenancies (ASTs) which means it’s usually for a fixed term (such as 12 months) before becoming a periodic tenancy if the tenant stays beyond the fixed term.
The Renters’ Rights Act makes all tenancies periodic. As a result, tenancies will have no end date. Tenants will be able to end the tenancy by giving two months’ notice or the landlord will be able to end the tenancy by serving a Section 8 notice.
This change will be introduced on 1 May 2026 as part of phase one of the Renters’ Rights Act.
3. Introducing a landlord ombudsman
Landlords (including those who use a letting agent) will be required to join a new Private Rented Sector Landlord Ombudsman Service.
Tenants will be able to make complaints about their landlords to the ombudsman. The service will provide binding decisions on all cases that could require a landlord to pay compensation or make improvements to their property.
This change will be introduced in ‘late 2026’ as part of phase two of the Renters’ Rights Act.
4. Extending Awaab’s Law to private rentals
Awaab’s Law was introduced in the social rented sector in 2023. As part of the Renters’ Rights Act, it’ll be expanded to cover private rentals.
The law requires landlords to address hazards such as damp and mould within a specific timeframe. Tenants can take them to court if they don’t comply.
This change will be introduced as part of phase three of the Renters’ Rights Act, which currently has no set date.
5. Extending the Decent Homes Standard to private rentals
Similar to Awaab’s Law, the Decent Homes Standard currently only applies to social housing but will be extended to private rentals as part of the Renters’ Rights Act.
The Decent Homes Standard will set a minimum requirement for all rental properties, giving local authorities powers to take enforcement action against those who don’t comply.
This change will be introduced as part of phase three of the Renters’ Rights Act, which currently has no set date.
6. Limiting rent increases
When the Renters’ Rights Act comes into force, all rent increases will be made using a single process:
- landlords will be able to increase rents once a year
- the rent increase will have to be in-line with market rates (the price that the property would be advertised for if it was empty)
- rent rises will need to be communicated via a Section 13 notice, including a two month notice period
Tenants will be given the opportunity to challenge rent increases if they think they’re unreasonable and exceed the market rate.
Landlords will no longer be able to increase rents through rent review clauses, which are currently included in the majority of tenancy contracts.
This change will be introduced on 1 May 2026 as part of phase one of the Renters’ Rights Act.
7. Introducing a Private Rented Sector Database
Landlords will need to register themselves and their property details on a new Private Rented Sector Database.
The database will be designed to:
- give landlords easy access to compliance information
- provide tenants with more transparency before they rent a property
- provide local councils with more information on rental properties
This change will be introduced in ‘late 2026’ as part of phase two of the Renters’ Rights Act.
8. Giving tenants the right to keep pets
To stop pet owners looking to rent a home from being penalised in rental properties, landlords won’t be able to unreasonably reject a pet request from a tenant. And tenants will be given the opportunity to challenge decisions they see as unreasonable.
This change will be introduced on 1 May 2026 as part of phase one of the Renters’ Rights Act. Full guidance will be published before the Renters’ Rights Act is introduced.
9. Banning rental property bidding wars
Landlords and letting agents will be required to publish an asking rent for a property. They will be banned from encouraging or asking for bids above the advertised price.
The government says this will level the playing field for tenants and crack down on the minority of landlords and agents who encourage rental bidding.
This change will be introduced on 1 May 2026 as part of phase one of the Renters’ Rights Act.
10. Ending blanket bans on tenants on benefits or with children
Discriminatory practices such as ‘no DSS’ rental adverts will be banned and the government says it will crack down on other unnamed ‘indirect practices’.
Landlords will still be encouraged to complete tenant referencing before accepting a tenant, with the ability to reject tenants due to affordability. However, they won’t be able to reject tenants for receiving benefits or having children.
This change will be introduced on 1 May 2026 as part of phase one of the Renters’ Rights Act.
11. Strengthening local authority enforcement
The government plans to underpin the reforms with an effective enforcement framework. Local councils will be given powers to request information from landlords, plus the right to enter residential properties during investigations.
Fines for non-compliance with rental reforms will be set at up to £7,000 for an initial or minor offence. For serious or persistent offending, landlords could be fined up to £40,000 or criminally prosecuted.
This change will be introduced on 1 May 2026 as part of phase one of the Renters’ Rights Act.
12. Strengthening Rent Repayment Orders
To increase enforcement and deter landlords from offending, the government plans to strengthen the rules on Rent Repayment Orders (RROs):
- Rent Repayment Orders will apply to all new offences set out in the Renters’ Rights Bill
- if landlords commit the same offence for a second time, they’ll be required to pay the maximum RRO amount
- the maximum amount of rent a landlord can be ordered to repay will double from 12 to 24 months
- RROs will apply to superior landlords (property owners) and company directors to cover rent-to-rent arrangements
This change will be introduced on 1 May 2026 as part of phase one of the Renters’ Rights Act.
Government urged to publish guidance documents for landlords
The National Residential Landlords Association (NRLA) has called for the government to publish key guidance as a matter of urgency for the implementation of the Renters’ Rights Act to be a success.
“The announcement of a commencement date for these important reforms is welcome. However, a deadline alone is not enough,” said Ben Beadle, NRLA Chief Executive.
“We have argued consistently that landlords and property businesses need at least six months from the publication of regulations to ensure the sector is properly prepared for the biggest changes it has faced for over 40 years.
“Unless the government urgently publishes all the guidance documents and written material needed to update tenancy agreements to reflect the changes to come, the plan will prove less a roadmap and more a path to inevitable failure.
“Without this, landlords, tenants, agents, councils and the courts will be left without the information required to adapt, creating utter confusion at the very moment clarity is most needed.”
3 ways landlords can prepare for the Renters’ Rights Act
There will be a lot of change for landlords over the coming years, so preparation will be key.
Here are three things you can start doing now to get ahead of the game:
- Familiarise yourself with the legislation – the incoming changes to tenancy laws have been described as the biggest for a new generation. That’s why it’s so important that landlords take the time to read through the legislation in detail to understand their new obligations
- Review your tenancy agreement – one of the biggest changes will be the move from fixed term to periodic tenancies. Most landlords will need to make changes to their standard tenancy agreements to reflect the new rules. Speak to a tenancy law expert if you’re not sure of anything
- Assess the standard of your property – the extension of the Decent Homes Standard and new rules on pets mean it’ll be crucial for landlords to make sure their property is up to scratch and think about any changes that could make it easier to comply with new laws
On top of this, landlords should keep up to date with the legislation’s latest progress so they can get to grips with government guidance when it’s published, as well as start dates for the new system.
Read more: Renting out your property – rules for landlords in 2025
What could new tenancy laws mean for landlords and tenants?
The Renters’ Rights Act is likely to have a significant impact on landlords and tenants.
The new laws could make tenants feel more secure and increase the appeal of renting, which could lead to longer tenancies and boost rental demand.
However, some landlords may be encouraged to sell which could exacerbate the lack of housing supply, causing rents to increase further.
Housing Minister Matthew Pennycook said: “This government promised it would succeed where its predecessor had failed by overhauling the regulation of England’s insecure and unjust private rented sector – our landmark Renters’ Rights Act delivers on that commitment.
“By abolishing Section 21 ‘no-fault’ evictions and empowering renters with greater security, rights, and protections, the Act will level decisively the playing field between landlord and tenant and transform the experience of private renting.”
Ben Beadle, Chief Executive of the National Residential Landlords Association (NRLA), said: “With the Renters’ Rights Act now on the statute book, the sector needs certainty about the way forward.
“This is the most significant shake-up of the rental market in almost 40 years, and it is imperative that the new systems work for both tenants and responsible landlords. The NRLA stands ready to work with the Government to ensure the reforms are implemented in a way that is fair, proportionate and deliverable.”
More guides for buy-to-let landlords
- New energy efficiency rules for rental properties
- Landlord responsibilities – a guide to property maintenance and repair
- Property viewing checklist: a guide for landlords
- UK house price predictions for next 5 years: a landlord’s guide
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