Understanding the Renters’ Rights Act – What the New Rules Mean for You
The private rented sector is about to undergo significant changes. With the Royal Assent now granted, the Renters’ Rights Act is to become law, and an implementation date is expected soon. Our job is to make sure you understand exactly what’s changing, how it affects you, and what practical steps you should take next.
1. Goodbye Section 21. Hello, Fair Possession Grounds
The most talked-about change in the new Renters’ Rights Act is the end of “no-fault” Section 21 evictions. Landlords can no longer regain possession simply by serving notice in this format. Landlords will now need to rely on updated Section 8 grounds, including selling, moving in themselves, or serious breaches such as rent arrears — rather than simply issuing a ‘no-fault’ Section 21 notice.
For landlords, this means being clear and compliant with the new legal framework before starting or renewing tenancies. For tenants, it marks the beginning of a more stable and secure rental landscape. While this limits flexibility for landlords, it also provides clarity and structure around legitimate possession, reducing disputes and improving professional standards across the sector.
2. One Unified Tenancy Structure & Clear Notice Periods
A single, rolling tenancy model is replacing fixed-term tenancies. From day one, all new tenancies will operate on a periodic (month-by-month) basis.
Tenants will have the flexibility to leave by giving at least two months’ notice, while landlords must follow the new fair possession process to recover possession. This aims to establish a consistent framework nationwide, ending confusion over differing tenancy types.
For landlords, the change means fewer automatic term renewals — but greater flexibility to adjust rent annually and maintain occupancy with well-qualified tenants. From implementation, all new tenancies will be rolling periodic agreements — so landlords should review tenancy templates and rent review clauses now.
3. Lifted Standards: Decent Homes & Awaab’s Law Enforced
The Decent Homes Standard will now apply across the private rented sector, ensuring that every rental home is safe, energy-efficient, and well-maintained.
Alongside this, Awaab’s Law will legally require landlords to investigate and fix hazards like damp and mould within defined timeframes — protecting tenants’ health and well-being.
These standards reinforce what good landlords already do — maintain their properties well. But compliance will now be monitored more closely, so proactive upkeep will help avoid penalties later.
4. New Rights & Duties for Everyone
Several everyday practices are changing to make the rental market fairer and more transparent.
Pets: Tenants may now request to keep a pet, and landlords must respond reasonably. Landlords can require pet insurance, but can no longer impose blanket bans.
Equal Access: Refusing applicants because they receive benefits or have children is now unlawful — opening up more opportunities for families and working tenants.
No More Bidding Wars: The advertised rent must now be the rent agreed — landlords and agents cannot solicit higher competing offers.
These measures aim to promote professionalism, consistency and trust across the sector — key traits that help attract the best tenants.
5. Landlord Ombudsman & National Database
Every landlord will now need to register on a new national database and belong to the Private Rented Sector Ombudsman scheme before letting a property.
This will streamline dispute resolution, reduce court backlogs, and raise industry standards. The database also increases transparency for tenants, ensuring all rental homes meet compliance obligations before being let.
Registration is hoped to be straightforward, but failing to register could prevent you from legally letting a property, so it’s worth getting ahead of the curve. We await further guidance on the registration process for landlords, and we will advise accordingly.
6. Stronger Local Authority Powers & Rent Repayment Orders
Local authorities are being equipped with stronger powers to act against non-compliant landlords. They can issue Rent Repayment Orders for up to 12 months' worth of rent arrears in cases of serious breaches, allowing tenants to reclaim rent paid during periods of non-compliance.
This isn’t about penalising good landlords — it’s about rooting out the minority who damage the sector’s reputation.
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These reforms are reshaping how landlords and tenants interact. While the new rules bring extra responsibility, they also reward professionalism and well-maintained homes.
Our team is always available to guide landlords through compliance, tenancy transitions and portfolio strategy under the new law.
Although the Act has been granted, the changes have not yet been fully implemented. We await guidance from the government as to exactly when this will happen, and we will be sure to keep our clients in the loop as to when this happens. At the time of writing this blog, this is expected to become legal practice in early 2026.
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Harry - Branch Manager and Head of Lettings
