Renters’ Rights Act Becomes Law in England

The government’s Renters’ Rights Bill has officially become law following Royal Assent last week — marking one of the most significant shake-ups of the private rental sector in recent years.

The new Renters’ Rights Act introduces a wide range of reforms affecting private landlords and tenants in England. While full details on implementation dates are still to come, here’s an overview of the key changes to be aware of.

End of Section 21 evictions

One of the most notable reforms is the abolition of Section 21 ‘no fault’ evictions.

This doesn’t mean that landlords will be unable to regain possession of their property, but it does mean that evictions will only be allowed under specific circumstances — for example, where tenants breach their tenancy agreement or landlords need to sell or move back into the property.

This measure is intended to give tenants greater security while maintaining landlords’ ability to act when justified.

New tenancy structure

The Act will replace most existing tenancy types with a single system of periodic (rolling) tenancies.

Under the new rules:

• Fixed-term contracts (such as 12- or 24-month agreements) will no longer be permitted.

• Tenants will be able to give two months’ notice at any time, rather than being tied in for a fixed period.
  

For landlords, this will mean changes to how tenancy agreements are structured and managed going forward.

New ombudsman and registration requirements

The Act also establishes a Private Rented Sector Ombudsman, designed to handle complaints from tenants.

• Membership of this ombudsman will be mandatory for all private landlords.

• The ombudsman’s decisions will be binding, meaning landlords must comply with outcomes.
  

In addition, a new Private Rented Sector Database will be introduced to help landlords understand and demonstrate compliance with legal requirements.

Tenants will be able to access this database when considering a new tenancy, and registration may be required before certain grounds for repossession can be used.

Other key measures

The Renters’ Rights Act includes several other reforms aimed at improving fairness, transparency, and housing standards:

• Ban on rental bidding: Landlords must advertise a fixed rent and cannot accept higher offers.

• Protection for tenants with children or on benefits: Landlords will no longer be able to refuse tenants based on family status or benefit income.

• Pet-friendly provisions: Tenants will have the right to request a pet, and landlords must not unreasonably refuse the request.

• Improved housing standards: The Decent Homes Standard and Awaab’s Law will now apply to the private sector, setting clear expectations for property condition and repair timescales.

• Stronger local authority enforcement: Councils will gain expanded powers to investigate, penalise, and report on enforcement activity across the private rental sector.
  

What happens next

The government has said that further details on implementation dates and transitional arrangements will be announced in the coming weeks.

For landlords, this is a major change in how properties are let and managed. It’s important to stay informed and begin preparing for compliance — including reviewing tenancy agreements, processes, and registration requirements once the guidance is published.

At SJC, Chartered Accountants, we help landlords and property owners stay up to date with changing legislation, ensuring compliance while supporting long-term financial planning.

If you own rental property or manage lettings and want to understand how these changes could impact you, our team can help.