Landlords face major new rules under the Renters’ Rights Act shake-up
The UK government has introduced sweeping reforms to the private rented sector, with major provisions of the Renters’ Rights Act coming into force from today. The changes, described by ministers as the biggest overhaul of renters’ rights in nearly 40 years, affect around 11 million renters across England and include the abolition of Section 21 “no-fault” evictions.
Under the new rules, private landlords can no longer evict tenants without providing a valid legal reason. Landlords will still be able to regain possession of properties in specific circumstances, including selling a property, moving into it themselves, or where tenants are involved in anti-social behaviour or serious rent arrears.
The reforms also remove fixed-term assured shorthold tenancies. Instead, all private tenancies will now operate as rolling periodic agreements, either monthly or weekly, depending on the rental arrangement. Tenants will have the right to end tenancies by giving two months’ notice.
New restrictions on rent increases have also been introduced. Landlords can now raise rent only once per year, while tenants are given powers to challenge what they believe to be unfair increases. The legislation additionally bans rental bidding wars by preventing landlords from demanding more than the advertised rent.
The government has also imposed limits on upfront rent payments, with landlords prohibited from requesting more than one month’s rent in advance.
Further measures ban discrimination against prospective tenants who receive benefits or have children. Renters are also now entitled to request permission to keep pets, with landlords required to consider such requests reasonably.
The Ministry of Housing, Communities and Local Government said the reforms are intended to create a fairer and more stable rental market while balancing the interests of both tenants and landlords.
The government confirmed additional reforms will follow in late 2026 as part of phase two of the legislation. Planned measures include the creation of a national Private Rented Sector Database and a new independent Private Landlord Ombudsman to resolve disputes without court action.
Future proposals also include extending Awaab’s Law to private rentals, introducing minimum energy efficiency requirements by 2030 and establishing a Decent Homes Standard for private rented properties by 2035. The government said local councils will receive stronger enforcement powers, including the ability to issue higher fines and pursue prosecutions against landlords who fail to comply with the new legal obligations.