Renters’ Rights Act - Recent Changes for Landlord and Tenant

---

Government announced new set of measures to give tenantsgreater security and predictability, while landlords face more regulatory burden, ensure their properties meet higher standards and risk of fines. Local authorities gain stronger enforcement powers but must take on more oversight work. 

Overall, the housing market may see reduced investment from some landlords but improved quality as irresponsible operators are pushed out.

What the Renters’ Rights Act Does? (Key Changes)

• Abolishes No-Fault Evictions (Section 21)
  • Landlords can no longer evict tenants simply by giving a Section 21 notice. 
  • Instead, evictions must be for valid legal reasons (“possession grounds” under Section 8). 

• Tenancies Become Open-Ended (Periodic)
  • Fixed-term Assured Shorthold Tenancies (ASTs) will be replaced by “Assured Periodic Tenancies.” 
  • Tenants can end their tenancy by giving two months’ notice. 

• Rent Increases Are More Regulated
  • Rent can only go up once per year. 
  • Landlords must use a formal notice (Section 13) and give at least two months’ notice of a rent increase. 
  • Tenants can challenge “above-market” rent increases via the First-tier Tribunal (Property Chamber). 

• Ban on Rental “Bidding Wars”
  • Landlords/agents must advertise a fixed asking rent. 
  • They can’t accept or encourage offers above the advertised rent. 

• Limits on Advance Rent Payment
  • Landlords will not be allowed to demand more than one month’s rent in advance. 
  • That’s a cap on very large upfront payments. 

• Anti-Discrimination Protections
  • It will be illegal to refuse tenants because they have children or receive benefits.
  • This applies to all stages — viewing, applying, granting a tenancy. 

• Pets
  • Tenants have the right to request permission to keep a pet.
  • Landlords must respond within a set period (28 days) and can only refuse for “valid reasons.” 
  • They may require pet insurance. 

• Property Standards
  • Introduction of a “Decent Homes Standard” for private renting: ensures minimum quality, safety, and habitability. 
  • Awaab’s Law-style provisions: landlords must act within set timescales when there are serious hazards (e.g. mould). 

• Enforcement Power & Penalties
  • Local authorities will have stronger powers to inspect properties, demand documents, and enforce standards. 
  • Financial penalties (“civil penalties”) for non-compliance: up to £7,000 for first/minor breaches; up to £40,000 for serious or repeat breaches. 
  • Rent Repayment Orders (RROs) are strengthened: tenants (or local authorities) can claim back more rent from non-compliant landlords. 

• New Institutions & Tools
  • A Private Rented Sector (PRS) Database will be set up. Landlords must register; this improves transparency. 
  • A Landlord Ombudsman will be established to resolve disputes between tenants and landlords more fairly (less reliance on court). 

• Implementation Phases / Timeline
  • The first major changes (tenancy reform, banning Section 21, rent increase rules, etc.) come into force on 1 May 2026.       
  • Local authority enforcement powers begin earlier (some from December 2025). 
  • Later phases (e.g. decent homes standard, property database, ombudsman) roll out after May 2026

You can get in touch with your estate agent or property solicitor for more clarification or information.  More details can be found on the link below:

https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act 

https://commonslibrary.parliament.uk/research-briefings/cbp-10106/?utm_source=chatgpt.com