The Renters’ Rights Bill officially became law after receiving Royal Assent today, marking the most significant shake-up to private renting since the Housing Act 1988. Now known as the Renters’ Rights Act, the legislation will usher in a new era for tenants and landlords, though the exact timeline for implementation remains to be fully confirmed.
Core Changes of the New Act
The new law introduces several fundamental reforms intended to improve tenant security and tackle poor practice, while also reshaping the operational landscape for all landlords.
| Key Reform | Impact on the Sector |
| Abolition of Section 21 | Ends “no-fault” evictions, requiring landlords to use new or reformed grounds for possession (Section 8). |
| End of Fixed-Term Tenancies | All tenancies will become assured periodic tenancies (rolling month-to-month or week-to-week). |
| New Possession Grounds | Landlords get stronger and clearer grounds to regain a property if they need to sell, move in, or if a tenant is in 3 months of arrears (up from 2 months) or engaging in anti-social behaviour. |
| Rent Increases | Rent can only be increased once per year to the market rate, using the Section 13 process. Tenants can challenge increases at a First-tier Tribunal. |
| Tenant Rights | Tenants can give 2 months’ notice to end a tenancy at any time. Landlords are also prohibited from rental bidding (accepting offers above the advertised rent) and discrimination against tenants with children or on benefits. |
| New Protections | Awaab’s Law will be extended to the private sector, requiring fixed timeframes for addressing serious health hazards. |
Provisional Implementation Timeline
While the government has not yet set a definitive schedule, industry predictions, based on parliamentary discussions and the legal process, indicate a phased rollout. Landlords are calling for a minimum of six months’ notice before the main changes take effect.
The following table is an indication only, we still await a definitive timeline, that is critical for landlords and agents alike
| Part/Offence/Power/Civil Duty | Provisional Commencement Date |
| Part 4 Investigatory & Enforcement Powers | 1 January 2026 (Automatically 2 months after Royal Assent) |
| Ending Section 21 ‘No-Fault Evictions’ | April/May 2026 |
| Abolition of Fixed-Term Tenancies | April/May 2026 |
| Ban on Rental Bidding & Rent in Advance limits | April/May 2026 |
| Property Database & Landlord Redress Schemes | May 2027 |
| Awaab’s Law in the PRS | 2028 |
| Decent Homes Standard for the PRS | 2035 |
Industry Reaction & Concerns
- NRLA (Landlords): Chief Executive Ben Beadle stressed the need for certainty and a clear timeline, especially for the student housing sector to plan ahead of the academic year. He warned that poor implementation could worsen the supply crisis by discouraging investment.
- Knight Frank (Lettings): Beverley Kennard called the Act a “significant milestone” but reinforced that it is aimed at rogue practices, not responsible landlords. She maintained that property remains a “sound long-term investment,” with keys to success remaining thorough referencing and professional management.
- Independent Age (Tenant Advocates): Morgan Vine welcomed the move, highlighting the desperate need for security among older private renters. However, she noted the Act fails to address the dual crises of affordability and quality, calling for an uprating of Local Housing Allowance.
- Addleshaw Goddard (Legal): Real estate partner Catherine Williams raised concerns about the institutional investment landscape, arguing the Act overlooks the distinction between individual and large-scale operators. She warned that rent review provisions could introduce systemic risk and that restrictions could constrain housing accessibility for some tenants.
The government is currently under pressure to set out a clear schedule for when these sweeping reforms will come into effect.
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