The most significant change to the private rented sector in decades is now just one step away from becoming law. On 22 October, the Renters’ Rights Bill completed its passage through Parliament, with both the House of Commons and the House of Lords agreeing on the final text.

The Bill now proceeds to the King for Royal Assent, after which it will officially become the Renters’ Rights Act.

What Happens Next

Although Royal Assent is imminent, this does not mean that every provision will take effect immediately. The various parts of the Act will be brought into force under a phased timetable, which the Government has yet to publish.

Early indications suggest that the main provisions, including the abolition of Section 21, could commence in April or May 2026, with the landlord database and redress scheme following around a year later.

Awaab’s Law, which introduces strict time limits for tackling hazards such as damp and mould, is expected in 2028, though its introduction in the social housing sector was delayed by two years. The Decent Homes Standard for the private rented sector is currently projected for 2035–2038.

These timings are provisional and await formal Government confirmation. Landlords and letting agents should keep a close watch for official announcements to ensure full compliance once implementation begins.

Key Provisions

Tenancy Structure and Security

• Abolition of Section 21 – Landlords will no longer be able to issue “no-fault” eviction notices. Possession will only be possible under one of the specified statutory grounds.
• Single System of Periodic Tenancies – Assured Shorthold Tenancies (ASTs) will be abolished. All new tenancies will become periodic (rolling) agreements with no fixed end date. Tenants will be able to give two months’ notice to leave, subject to an initial minimum period.

Possession Grounds (Section 8 Reforms)

• New Mandatory Grounds – Updated grounds will allow landlords to regain possession if they plan to sell the property or if they, or a close family member, intend to move in. These will include minimum notice periods and restrictions at the start of a tenancy.
• Strengthened Fault Grounds – Grounds covering anti-social behaviour and repeated serious rent arrears will be reinforced.

Property Standards and Dispute Resolution

• Decent Homes Standard – For the first time, this quality benchmark will apply to the private rented sector, ensuring that all homes meet minimum standards.
• Awaab’s Law – Landlords must investigate and fix serious hazards such as damp and mould within defined timeframes.
• Private Rented Sector Ombudsman – A new mandatory scheme will provide tenants with a faster and fairer way to resolve disputes.
• Private Rented Sector Database (Property Portal) – All landlords and properties will need to be registered. The database will support compliance and help local councils target enforcement.

Tenant Rights and Protections

• Right to Request a Pet – Tenants can request to keep a pet, and landlords must not unreasonably refuse. Landlords can require tenants to hold pet insurance.
• Rent Increases – Rent can only be increased once a year, and tenants will be able to challenge above-market increases at the First-tier Tribunal.
• Ban on Rental Bidding – Landlords and agents cannot invite or accept offers above the advertised rent or require more than one month’s rent in advance.
• Ban on Blanket Discrimination – Blanket bans against tenants in receipt of benefits or those with children will be unlawful.

Spotlight on the Student Market

The student housing sector is expected to feel the greatest impact of these reforms. The removal of fixed-term contracts and the shift to open-ended periodic tenancies will disrupt the traditional academic-year letting cycle.

Student landlords who previously relied on predictable, fixed annual terms will now face potential “micro-voids”, where rooms remain empty for short periods between tenancies. The ability to manage occupation patterns and predict turnover will change significantly, requiring landlords and agents to rethink how student lets are organised, marketed, and renewed.

While the Renters’ Rights Act aims to create a more stable and fair private rented sector, it will also demand a major operational shift for those providing housing in the student market — and careful planning will be essential in the months ahead.