Renters Rights Bill (Renters’ Rights Act 2025/26)
The Renters Rights Bill is landmark UK legislation that has now become the Renters’ Rights Act. It represents the biggest overhaul of private rented sector law in a generation. Its purpose is simple and transformative: to give tenants greater security, fairness and control over their homes while making landlord obligations clearer and enforcement more effective.
What Is the Renters Rights Bill?
The Act:
Ends no-fault evictions so tenants can’t be ousted without a valid legal reason.
Replaces fixed-term tenancies with rolling periodic tenancies.
Introduces new tenant protections and clearer rules on rent increases, property standards, and discrimination.
These changes aim to balance the rental market – protecting tenants while giving responsible landlords clear, fair regulations.
Why the Renters Rights Bill Matters
For nearly four decades, tenants could be evicted at short notice with a Section 21 “no-fault eviction”. This made renting insecure and unpredictable. The Renters’ Rights Act fixes this by ensuring tenants have genuine long-term security and fair treatment under the law.
Under the new regime:
Tenants can stay in their home indefinitely, provided they meet their tenancy obligations.
Landlords must have valid grounds to regain possession.
Tenants have stronger avenues to challenge unfair rent increases and poor housing conditions.
Key Changes: What Tenants Need to Know
Here are the headline reforms being introduced from May 1, 2026:
| Reform | What It Means |
|---|---|
| No-fault evictions abolished | Landlords can no longer evict tenants without a legal reason. |
| Periodic Assured Tenancies | All tenancies automatically roll on until either party gives notice. |
| Rent increases controlled | Rent can only rise once per year with formal notice. |
| Bidding wars prohibited | Landlords and agents can’t encourage or accept offers above the advertised rent. |
| Pet requests recognised | Tenants can request pets; landlords must consider requests reasonably. |
| Anti-discrimination rules | Blanket bans on tenants with children or on benefits are outlawed. |
What These Changes Mean in Practice
Greater security: Tenants no longer face eviction without cause, meaning families, professionals and students can put down deeper roots.
Fairer rents: Rent increases are transparent, predictable, and challengeable.
Reduced barriers: Practices that made renting harder – like rental bidding and large upfront payments – are being restricted to improve affordability.
Better rights for pets and diverse renters: Reasonable accommodation for pets and non-discrimination bring modern fairness to renting.
Three Phases of Implementation
The Renters’ Rights Act isn’t switched on all at once. It rolls out in thoughtfully staged phases so landlords, tenants, agents and local authorities can prepare effectively:
Phase 1 – 1 May 2026
Abolition of Section 21 no-fault evictions.
Conversion to periodic assured tenancies.
Reformed possession grounds.
Rent increase rules standardised.
Ban on rental bidding.
Phase 2 – Late 2026
Introduction of a Private Rented Sector Database.
Establishment of a Landlord Ombudsman to resolve disputes fairly and bindingly.
Phase 3 – Future Dates
Rollout of the Decent Homes Standard for private rentals.
Expansion of Awaab’s Law to ensure hazards like damp and mould are fixed promptly.
These phases are designed to modernise the sector while supporting enforcement and compliance.
How Tenancy Agreements Will Change
Under the Renters’ Rights Act:
Fixed-term assured shorthold tenancies will end and convert to periodic tenancies.
Tenants can end their tenancy at any time after the initial period by giving two months’ notice.
Landlords must provide clear written information about tenancy terms.
Old verbal arrangements will still be honoured but must be summarised in writing.
This modernised structure gives tenants flexibility and peace of mind, but also requires landlords and agents to adopt updated documentation and processes.
What This Means for Landlords (and Why It Helps Tenants)
While many headlines focus on tenant protections, the reforms also benefit responsible landlords by:
Reducing misuse of eviction tactics that harm good tenants.
Clarifying possession grounds so landlords can still regain properties when genuinely needed.
Creating transparent processes for rent rises and enforcement.
Encouraging higher housing standards that make properties safer and more desirable.
Practically, landlords will need to update their processes, communicate clearly with tenants, and prepare for increased enforcement activity by local councils and the new ombudsman service.
Renters Rights Bill: Myths vs Facts
One of the biggest risks with the Renters Rights Bill is misinformation. This section is designed to correct common myths and reduce anxiety for tenants and landlords alike.
| Myth | Reality |
|---|---|
| Landlords can no longer evict tenants at all | Landlords can still evict, but only for valid legal grounds such as selling the property or serious rent arrears. |
| Tenants can stop paying rent without consequences | Tenants must continue to meet their obligations. Non-payment of rent remains a lawful ground for eviction. |
| All rents are capped or frozen | There is no rent freeze. Rent increases are limited to once per year and must follow a formal process. |
| Existing tenancies are cancelled | Existing tenancies automatically transition into the new system without needing a new agreement. |
| The Act only benefits tenants | Clearer rules and stronger enforcement also protect responsible landlords from misuse and uncertainty. |
Tenant vs Landlord Rights: Before vs After the Renters Rights Bill
| Area | Before Reform | After Reform |
|---|---|---|
| Evictions | No-fault evictions allowed | Valid legal grounds required |
| Tenancy length | Fixed-term contracts common | Open-ended periodic tenancies |
| Rent increases | Multiple increases possible | Once per year with notice |
| Rental bidding | Often encouraged | Explicitly banned |
| Discrimination | Common but hard to challenge | Explicitly unlawful |
What This Means in the Real World
The Renters’ Rights Act marks a fundamental cultural shift in how renting works in England. Instead of short-term occupancy and uncertainty, renting is now treated as a long-term housing solution.
From a professional standpoint, the reforms reward good landlords who already maintain high standards and communicate clearly. At the same time, they significantly reduce tenant anxiety by removing sudden eviction risk and unfair rent practices.
For tenants, the biggest benefit is stability. For landlords, the biggest change is process discipline — ensuring documentation, notice periods and compliance are correct. Those who prepare early will adapt smoothly and remain competitive in a more professionalised rental market.
Tenant Eviction Grounds Explained (After the Renters Rights Bill)
| Eviction Ground | When It Applies | Tenant Protection |
|---|---|---|
| Landlord selling the property | The landlord genuinely intends to sell the home | Notice required; eviction cannot be used as a pretext for reletting at a higher rent |
| Landlord or family moving in | Property needed as a main residence | Must be genuine and provable; misuse can be challenged |
| Serious rent arrears | Persistent or significant non-payment of rent | Tenants can avoid eviction by clearing arrears within allowed periods |
| Breach of tenancy terms | Damage, anti-social behaviour, or misuse | Minor breaches must usually be given an opportunity to be remedied |
| Repeated late payment | Pattern of paying rent late, even if later cleared | Courts assess fairness and proportionality |
How to Challenge a Rent Increase: Step-by-Step Guide
Step 1: Check the Notice Is Valid
A rent increase must:
Be in writing
Use the correct legal notice format
Give proper advance notice
Only happen once in a 12-month period
If any of these are missing, the increase may be invalid.
Step 2: Compare the Proposed Rent
Check whether the new rent is in line with:
Similar properties in the same area
Property condition and size
Local demand and amenities
If the increase is significantly above the market rate, it may be challengeable.
Step 3: Respond in Writing
Write to the landlord or agent:
Acknowledge receipt of the notice
State that you believe the increase is unfair
Explain briefly why you are challenging it
Keep copies of all correspondence.
Step 4: Apply for Independent Review
If agreement can’t be reached, tenants can apply for an independent assessment of the proposed rent. This prevents the increase taking effect until a decision is made.
Step 5: Continue Paying Current Rent
Until the dispute is resolved:
Continue paying your existing rent on time
Do not withhold rent, as this could weaken your position
Step 6: Decision and Outcome
An independent body will assess the rent against local market levels and decide:
Whether the increase is justified
Whether it should be reduced
Or whether it should be rejected entirely
Local Council Enforcement Powers Under the Renters Rights Act
Local authorities play a central enforcement role under the Renters’ Rights Act, with significantly expanded powers to protect tenants.
Stronger Inspection and Investigation Powers
Councils can:
Investigate complaints about unsafe or poor housing
Inspect properties where standards may not be met
Act without waiting for multiple tenant complaints
Financial Penalties for Non-Compliance
Landlords who breach the law may face:
Civil penalties for serious or repeated offences
Fines for illegal eviction attempts
Penalties for failing to register or comply with enforcement notices
Enforcement of Housing Standards
Councils can:
Require urgent repairs to hazards such as damp, mould or structural defects
Set clear deadlines for remedial work
Prohibit renting where conditions are dangerous
Support for Tenants Facing Retaliation
If a tenant reports poor conditions:
Councils can prevent retaliatory eviction
Enforcement action can pause eviction proceedings
Tenants are protected for raising legitimate concerns
Role of the Landlord Ombudsman
Councils work alongside the national landlord ombudsman to:
Resolve disputes fairly
Issue binding decisions
Identify repeat offenders and escalate enforcement
Practical Guidance: What Tenants Should Do Now
Understand your right to remain in your home unless valid grounds apply
Keep records of rent payments and communications
Know how to challenge unfair rent increases
Request repairs confidently once new standards apply
Practical Guidance: What Landlords Should Do Now
Review tenancy templates and notice procedures
Plan for periodic tenancies rather than fixed terms
Prepare for landlord registration and ombudsman oversight
Ensure property standards meet upcoming requirements
Landlord Compliance Readiness Guide (Renters’ Rights Act 2026)
This guide is designed to help landlords prepare proactively and avoid penalties once the Renters’ Rights Act is fully in force.
1. Review and Update Tenancy Documentation
All tenancy agreements should:
Remove references to fixed terms
Clearly reflect periodic tenancy arrangements
Explain tenant notice rights and landlord possession grounds
Include up-to-date rent review clauses
Older templates may no longer be compliant and should not be reused.
2. Audit Possession and Eviction Processes
Landlords should:
Understand the new legal grounds for possession
Stop relying on no-fault eviction procedures
Ensure notice periods and evidence requirements are met
Avoid informal or verbal eviction attempts
Incorrect notices can invalidate possession claims and lead to penalties.
3. Prepare for Rent Increase Restrictions
Before increasing rent:
Confirm no increase has occurred in the past 12 months
Ensure the proposed rent reflects local market levels
Issue the correct written notice
Be prepared for a tenant challenge
Poorly handled increases are one of the most common enforcement triggers.
4. Improve Property Standards in Advance
Landlords should:
Address damp, mould, ventilation and safety issues
Schedule proactive maintenance rather than reactive repairs
Keep written records of inspections and works carried out
Future housing standards will be enforced more actively than ever before.
5. Register and Engage with New Oversight Bodies
Landlords must be ready to:
Register on the Private Rented Sector Database
Join and engage with the Landlord Ombudsman
Respond promptly to complaints or investigations
Ignoring these systems can escalate issues quickly.
6. Train Letting Agents and Property Managers
If using agents:
Confirm they understand the new law
Ensure they are not encouraging unlawful rent practices
Monitor compliance rather than assuming responsibility is delegated
Landlords remain legally responsible even when agents are involved.
Renters’ Rights Act Timeline
2024–2025: Legislative Reform Phase
Renters Rights Bill introduced and debated
Final amendments agreed
Transition planning begins
Early 2026: Preparation Period
Landlords update tenancy agreements
Letting agents revise processes
Local councils expand enforcement capacity
1 May 2026: Core Reforms Go Live
Section 21 no-fault evictions abolished
All tenancies become periodic
Rent increases limited to once per year
Rental bidding wars banned
New possession grounds apply
Late 2026: Oversight & Enforcement Expansion
Private Rented Sector Database launched
Landlord Ombudsman becomes operational
Enhanced council enforcement begins
2027 and Beyond: Standards & Accountability
Decent Homes Standard applied to private rentals
Faster response requirements for serious hazards
Increased penalties for repeat offenders
What Happens If Your Landlord Ignores the Law?
If a landlord fails to comply with the Renters’ Rights Act, tenants are not powerless. The system is designed to escalate protection quickly.
1. The Action May Be Invalid
If a landlord:
Issues an incorrect eviction notice
Increases rent unlawfully
Uses outdated tenancy terms
The action may have no legal effect, meaning tenants can lawfully remain in the property.
2. Complaints Can Trigger Enforcement
Tenants can:
Report non-compliance to their local council
Request property inspections
Ask for enforcement action
Councils can intervene even if the landlord disputes the issue.
3. Financial Penalties May Apply
Non-compliant landlords may face:
Civil penalties
Fines for illegal eviction attempts
Enforcement costs
Repeated breaches significantly increase penalties.
4. Evictions Can Be Blocked or Delayed
If non-compliance is found:
Eviction proceedings can be paused
Courts may dismiss possession claims
Retaliatory action is prohibited
This gives tenants time and protection while issues are resolved.
5. Ombudsman Decisions Are Binding
If a dispute reaches the Landlord Ombudsman:
Decisions must be followed
Compensation or corrective action may be ordered
Failure to comply can escalate enforcement
6. Long-Term Consequences for Landlords
Persistent non-compliance can result in:
Restrictions on letting properties
Increased scrutiny by authorities
Loss of reputation and future rental income
Tenant Rights Emergency Action Guide
This guide is designed for tenants who face immediate issues with their landlord, such as unlawful eviction attempts, serious hazards, or harassment.
Step 1: Know Your Rights
You cannot be evicted without a valid legal ground.
You are protected against retaliatory eviction.
Rent increases can only happen once per year with proper notice.
You have the right to safe, habitable housing.
Step 2: Document Everything
Keep copies of all rent receipts.
Save written communication (emails, texts, letters).
Take photos or videos of any property hazards or damage.
Documentation strengthens your case for enforcement or legal action.
Step 3: Raise the Issue with Your Landlord
Communicate in writing first.
Be clear about the issue, whether it’s a repair, harassment, or unlawful notice.
Keep a copy of the communication for reference.
Step 4: Contact Local Council
Report serious hazards or non-compliance.
Request a council inspection if the property is unsafe.
Councils can issue enforcement notices and penalties.
Step 5: Use the Landlord Ombudsman
For disputes about tenancy terms, rent, or compliance.
Ombudsman decisions are binding.
You can escalate to the Ombudsman if local council enforcement is insufficient.
Step 6: Consider Legal Advice
If your landlord ignores notices or tries unlawful eviction, seek specialist housing advice immediately.
Citizens Advice or housing charities can provide guidance and referrals.
Step 7: Keep Paying Rent (Unless Advised Otherwise)
Avoid withholding rent unless formally instructed by a professional.
Continued payment protects you from claims of rent arrears.
Quick Tip: Acting fast, documenting everything, and knowing your rights is the most effective way to stop illegal landlord action.
Renters’ Rights Act Comparison: England vs Scotland & Wales
| Feature | England (Renters Rights Act 2026) | Scotland | Wales |
|---|---|---|---|
| No-fault evictions | Abolished (Section 21 ended) | Abolished under 2016 Private Residential Tenancy rules | Abolished under 2022 Renting Homes (Wales) Act |
| Tenancy type | Open-ended periodic tenancy | Private Residential Tenancy – indefinite term | Standard Occupation Contract – indefinite term |
| Rent increases | Once per year, formal notice required | Once per year, must follow tenancy tribunal process | Once per year, fair rent principles apply |
| Rental bidding / over-offers | Banned | Effectively banned; tribunal can adjust rent | Banned; landlords must advertise full rent |
| Pet requests | Tenants can request; landlords must consider reasonably | Tenants may keep pets unless reasonable objection exists | Tenants may keep pets; landlords must provide justification to refuse |
| Discrimination protection | Enhanced; blanket bans on children or benefits illegal | Strong anti-discrimination rules; equal treatment required | Strong anti-discrimination rules; all tenants treated equally |
| Enforcement / Oversight | Local councils + Landlord Ombudsman | Scottish Housing Tribunal + councils | Renting Standards Team + advisory bodies |
Common Questions About the Renters Rights Bill
Will this apply everywhere in the UK?
Primarily, these reforms apply to England’s private rented sector. Similar tenant protection strategies may vary in Wales, Scotland and Northern Ireland.
Do tenants have to pay more rent?
The Act doesn’t force rent increases; it simply limits how and when they can happen, making rents more predictable and challengeable.
What happens if a landlord doesn’t comply?
New enforcement powers for local councils and penalties for serious breaches mean homeowners and tenants alike can expect more robust compliance.
What is the Renters Rights Bill?
The Renters Rights Bill is major UK legislation that reforms how private renting works in England. Now enacted as the Renters’ Rights Act, it strengthens tenant security, removes no-fault evictions, and modernises tenancy rules to reflect how people live and rent today.
When does the Renters’ Rights Act start?
Most of the key changes take effect from 1 May 2026, with further enforcement measures and housing standards phased in later that year and beyond.
Is Section 21 being abolished?
Yes. Section 21 no-fault evictions are permanently abolished. Landlords must rely on clear, lawful grounds if they want to regain possession of a property.
Will fixed-term tenancies still exist?
No. Fixed-term assured shorthold tenancies are replaced by rolling periodic tenancies, allowing tenants to stay long-term while retaining the flexibility to leave with proper notice.
How often can rent be increased?
Rent can only be increased once per year, and landlords must follow a formal notice process. Tenants can challenge rent increases they believe are unreasonable.
Does the Renters Rights Bill stop bidding wars?
Yes. Landlords and letting agents can no longer invite or accept rent offers above the advertised price, improving transparency and affordability.
Can landlords still evict tenants?
Yes, but only for legitimate reasons such as selling the property, serious rent arrears, or breach of tenancy terms. Evictions must follow the correct legal route.
Does the Act apply to all UK renters?
The Renters’ Rights Act applies to England only. Other parts of the UK operate under different housing laws.
What new enforcement protections are included?
The Act introduces a national landlord database, a new landlord ombudsman, and enhanced local authority enforcement powers to improve compliance and tenant protection.
What does this mean for existing tenants?
Existing tenants will automatically benefit from the new system, gaining stronger security, clearer rights, and protection from unfair practices without needing to sign a new agreement.
Conclusion
The Renters Rights Bill, now the Renters’ Rights Act, is a generational reform for the UK rental market. It brings security, fairness and clarity to millions of renters and provides a modern, balanced framework for landlords and agents.
Whether you’re a tenant, landlord or agent, understanding these changes early will help you navigate the new rental landscape with confidence and clarity.