Renters reform is set to bring some of the biggest changes to the private rented sector in England in decades. Many core elements of the current renting framework date back to the 1980s, and the new legislation aims to modernise the system for both tenants and landlords.
At the heart of these changes is the Renters’ Rights Act 2025, which received Royal Assent in October 2025. While the Act is now law, many of its provisions will be introduced in stages, with key reforms expected to come into force from May 2026.
Whether you rent a property or let one out, understanding renters reform is important.
This guide explains the key changes for tenants and landlords, and what they could mean for you.
What is renters reform?
Renters reform refers to a series of legislative changes introduced by the Renters’ Rights Act 2025. The Act is intended to rebalance the relationship between tenants and landlords, improve housing standards, and strengthen enforcement across the private rented sector in England.
These reforms respond to long-standing concerns around insecure tenancies, poor property conditions, and limited routes for resolving disputes between landlords and tenants.
Key changes for tenants under renters reform
Abolition of no-fault evictions
One of the most significant changes introduced by the Renters’ Rights Act is the abolition of Section 21 “no-fault” evictions.
Once the relevant provisions are brought into force — which the Government has indicated is expected from May 2026 — landlords will no longer be able to evict tenants without a valid legal reason. Valid reasons are expected to include serious rent arrears or situations where the landlord wishes to sell the property or move into it themselves.
Tenants are also expected to be given more time to resolve rent arrears before eviction proceedings can begin.
These changes are designed to prevent misuse of eviction powers and provide tenants with greater security in their homes.
For tenants, this may mean:
- Greater stability and security
- Reduced risk of sudden eviction
- More confidence to raise concerns about property conditions
Under the Act, assured tenancies will move to a periodic model rather than fixed-term agreements. New tenancies will include a 12-month protected period, during which landlords will not be able to evict tenants for the purpose of selling the property or moving in themselves.
Improved property standards in rental homes
Renters reform places a strong emphasis on property standards. The Renters’ Rights Act will extend and enforce the Decent Homes Standard and Awaab’s law to the private rented sector. This means tenants should have better protections and homes that are:
- Free from serious hazards
- Properly maintained
- Warm, safe, and energy-efficient
- Subject to clear timeframes for addressing issues such as damp and mould
Some of these measures will rely on secondary legislation and guidance, meaning they may be implemented later than other parts of the Act.
New process for rent increases and an end to bidding wars
Rent fairness is another key focus of renters reform.
Once the relevant provisions of the Act are commenced, landlords will only be able to increase rent using a Section 13 notice, rather than through rent review clauses in tenancy agreements. Tenants will be entitled to two months’ notice of any rent increase, instead of the current one month.
Tenants will retain the right to challenge rent increases at a tribunal. However, tribunals will not be able to set a rent higher than that proposed by the landlord and may only uphold or reduce the increase.
These changes aim to prevent rent increases being used as a way to force tenants out of their homes.
The Act also introduces measures to end rental bidding wars. Landlords and agents will be prohibited from inviting or accepting rent offers above the advertised price. Where breaches occur, enforcement action may be taken by local authorities, with fines of up to £7,000 available in some cases.
In addition, the Act provides for restrictions on the amount of rent landlords can request in advance. Further detail on how these limits will operate is expected to be set out in secondary legislation.
Together, these measures are intended to improve affordability, fairness and security for tenants.
Stronger rights for tenants to keep pets
The Renters’ Rights Act gives tenants a statutory right to request permission to keep a pet in their rented home.
Landlords will no longer be able to include blanket bans on pets in tenancy agreements. If a landlord refuses a request, they must provide a reasonable justification.
Tenants will need to make their request in writing and provide details of the pet. The landlord may ask further questions but must respond within 28 days..
Key changes for landlords under renters reform
Clearer Grounds for Possession
While these reforms strengthen tenant’s rights, they also clarify when landlords can regain possession of their property. The new bill revises the current mandatory and discretionary reasons for repossession. It also includes new mandatory grounds. These changes may help landlords who used to rely on Section 21.
Legitimate grounds are expected to include:
No fault reasons due to landlord
- Selling the property
- Moving in a close family member
- Redevelopment by landlord
- Repossession by mortgage company
- Enforcement action against the landlord
- Serious rent arrears
- Anti-social behaviour
Reasons where tenant is at fault
- Tenants are in rent arrears
- Antisocial behaviour/crime
- Breach of tenancy agreement
- Deterioration of the property
- No right to rent
- False statement made by tenant
Landlords seeking possession using a Section 8 notice must provide evidence in court to support the claim. This evidence must support their need to take back the property.
A new private rented sector ombudsman and redress scheme
The Renters’ Rights Act proposes a new private rented sector ombudsman and mandatory redress scheme.
Private landlords will be required to join the scheme before marketing their property. This is intended to give tenants access to a clear and consistent complaints process, without needing to go to court.
For landlords, the scheme may offer:
- A quicker alternative to court proceedings
- Clearer guidance on responsibilities
- A structured approach to dispute resolution
Introduction of a national landlord and property database
The Act also provides for the creation of a national database of residential landlords and privately rented properties.
The database will include information on compliance and enforcement history, such as banning orders or financial penalties, and will be accessible to landlords, councils and tenants.
Landlords will not be able to legally market their property for rent unless they are registered.
Higher standards and consistency across the private rented sector
Renters reform raises expectations for property condition and management. Some landlords may need to upgrade their properties and change their processes to meet the new rules. It should also:
- Improve trust in the sector
- Create a level playing field for landlords who are compliant
- Reduce disputes caused by unclear standards
How renters reform affects the rental market overall
Renters reform is designed to create a more stable private rented sector by:
- Encouraging longer-term tenancies
- Improving housing quality
- Reducing unnecessary conflict
- Clarifying rights and responsibilities
By addressing long-standing issues, the Renters’ Rights Act aims to make renting work better for both tenants and landlords.
When will the renters reform bill become law?
The Renters Rights Act became law on October 27, 2025. However, the new rules do not take effect right away.
The Government has indicated that the first stage of the new laws will be implemented from May 2026, this includes:
- Abolition of Section 21 ‘no fault’ evictions
- Introduction of periodic tenancies
- Revised grounds for possession
- New limits on rent increases
- A ban on rental bidding wars
- A right for tenants to request to keep a pet
- Stronger local authority enforcement powers
Further measures are expected to follow later in 2026, these include:
- Launch of the national landlord database
- Introduction of the private rented sector ombudsman
- New Decent Homes Standards for private rentals
Some elements of the Act will rely on additional regulations and guidance before they are fully implemented.
If you are thinking of buying or selling rental property, please do not hesitate to get in touch, we would be happy to help.
This article is for general information purposes only and does not constitute legal advice. The timing and operation of the Renters’ Rights Act provisions may be subject to further regulation and guidance.
