The UK government has pressed ahead with major reforms to the private rental market through the Renters’ Rights Act, expected to be one of the most significant changes in housing law for more than 30 years.
The Act aims to strengthen tenants’ rights and rebalance the relationship between landlords and tenants. It will also introduce new compliance duties and procedural rules that all landlords and letting agents must understand and prepare for.
Below, you will find a summary of the key reforms and their implications.
Find out more about the implementation of the Renters’ Rights Act here.
Written by Frankie Ng, Litigation Supervisor
Last updated: April 2026
Abolition of “No-Fault” Evictions (Section 21)
One of the most important reforms is the abolition of Section 21 notices, which currently allow landlords to evict tenants without providing any reason once a fixed term ends.
Under the new regime, landlords will only be able to seek possession under specified statutory grounds such as:
- Serious or repeated rent arrears;
- Breach of tenancy obligations;
- The landlord wishing to sell the property;
- The landlord or a close family member intending to occupy the property; or
- The property requiring substantial refurbishment.
This change is designed to give tenants greater security and stability in their homes, while ensuring landlords retain legitimate grounds for possession when genuinely needed.
End of Fixed-Term Tenancies
The Act will abolish the concept of fixed-term Assured Shorthold Tenancies (ASTs). All new tenancies will instead be periodic (rolling) tenancies, typically running from month to month.
This means tenants will have the flexibility to end their tenancy with a two-month notice, while landlords can only regain possession using one of the statutory grounds.
For tenants, this reform enhances mobility and prevents being “locked in” to long contracts.
For landlords, it reduces predictability and may require greater attention to cash flow and tenancy management.
Restrictions on Rent Increases
The Renters’ Rights Act will limit rent increases to once per year and require landlords to give at least two months’ notice of any proposed increase.
Tenants will be able to challenge excessive rent increases through the First-tier Tribunal, which may substitute a market-based rent if the increase is deemed unreasonable.
Pre-set rent escalation clauses and rent bidding (accepting offers above the advertised rent) will be prohibited.
Landlords will therefore need to adopt more transparent pricing policies and maintain evidence of local market rates to justify rent adjustments.
Reform of Upfront Payments and Deposits
The Act restricts landlords from demanding rent or deposits before the tenancy agreement is signed.
The maximum deposit remains capped at five weeks’ rent (six weeks where annual rent exceeds £50,000), and there is no provision for an additional pet deposit – the standard cap applies regardless of whether a pet is present.
Landlords who consent to a pet may, however, require tenants to take out pet damage insurance as a condition of that consent.
Strengthened Housing Standards – “Decent Homes” and Awaab’s Law
The government intends to extend the Decent Homes Standard (previously applicable only to social housing) to the private rented sector.
This means all rented properties must be safe, warm, and free from serious hazards such as damp, mould, or structural disrepair.
The Act also incorporates principles from Awaab’s Law, which requires landlords to address health and safety hazards within strict time limits after being notified.
Landlords will face stronger enforcement powers from local councils and could face penalties for failing to maintain satisfactory housing conditions.
New Landlord Database and Ombudsman Scheme
The Act will establish a national landlord and property database and a Private Rented Sector Ombudsman.
- The database will require landlords to register their details and their rented properties. This is intended to improve transparency and help tenants verify whether a landlord is compliant.
- The Ombudsman scheme will provide tenants and landlords with a quicker, lower-cost alternative to the courts for resolving disputes such as repair issues or deposit disagreements.
Failure to register or cooperate with the Ombudsman could lead to enforcement action and fines.
Protection Against Discrimination
Landlords and letting agents will be prohibited from imposing blanket bans on tenants who receive benefits or have children.
This provision aims to tackle widespread “No DSS” or “No children” policies and ensure fairer access to rental housing.
Implications for Landlords
The Renters’ Rights Act represents a significant shift in the balance of rights between landlords and tenants.
Landlords will face:
- Greater procedural hurdles for possession;
- Stricter rent controls and challenge mechanisms;
- Heightened repair and maintenance duties;
- Increased administrative burden through registration and compliance systems; and
- Potential financial pressure from delayed evictions or higher upkeep costs.
However, compliance with the new framework will also promote professionalism in the private rented sector and help maintain stable long-term tenancies.
Transitional Arrangements and Timeline
The Renters’ Rights Act received Royal Assent on 27 October 2025. The core reforms come into force on 1 May 2026, with further provisions following in phases through to 2028 and beyond.
For a full breakdown of the implementation dates, see our article: The Renters’ Rights Act 2025: When Will It Come Into Effect?
Practical Advice for Clients
The advent of the Renters’ Rights Act means that close attention should be paid to its changes by both tenants and landlords.
For Tenants
- Review your tenancy agreement carefully before signing.
- Keep written evidence of all communications with your landlord.
- Report disrepair or safety issues promptly and in writing.
- Do not pay rent or deposits before signing a written tenancy agreement.
- If you receive a rent increase notice, check whether it complies with the new rules and consider seeking advice if it seems excessive.
For Landlords
- Update tenancy agreements to comply with the new legal framework.
- Register your properties as required and familiarize yourself with the Ombudsman process.
- Keep clear maintenance records and respond promptly to repair requests.
- Seek professional legal advice before serving any eviction notice or raising rent.
Conclusion
The Renters’ Rights Act marks a new era for the UK rental market. With the core reforms taking effect on 1 May 2026, both landlords and tenants should act now. If you have questions about how the Act affects you, get in touch with our Litigation team today.
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