The Renters' Rights Act: what actually changes for tenants and landlords

The private rented sector in England has just had its biggest overhaul since the Housing Act 1988. The Renters' Rights Act rewrites the balance between the roughly 11 million people who rent privately and the landlords who let to them. Some of it is genuinely transformative; some of it is tidier than the headlines suggest. This guide walks through what changed, what didn't, and what both sides should do now.

Section 21 'no-fault' evictions are abolished

The headline change. Landlords can no longer end a tenancy simply because the fixed term has ended or the notice period has passed. Every eviction now needs a stated ground — rent arrears, antisocial behaviour, selling the property, or moving in themselves — and tenants can challenge grounds they believe are bogus.

For tenants, this is the security the sector has never offered: you can't be asked to leave for asking for a repair. For good landlords, little changes in practice — the grounds for genuine problems remain, and the rent arrears ground has been strengthened. For everyone, the courts will be busier, so expect possession claims to take longer than the old accelerated procedure did.

Fixed terms are out — every tenancy is periodic

Assured shorthold tenancies with six- or twelve-month fixed terms are replaced by rolling periodic tenancies. Tenants can leave with two months' notice at any point; landlords must use a valid ground to end the tenancy.

• **Tenants** gain flexibility — no more being trapped in a fixed term when life changes.
• **Landlords** lose the certainty of a fixed term but keep rent income until proper notice is given.
• **Student landlords** get a dedicated ground to recover properties for the next academic year, provided it's written into the tenancy.

Rent increases: once a year, with proper notice

Rent can now only be raised once every 12 months, via a formal Section 13 notice with at least two months' warning. Rent review clauses in contracts no longer count. Crucially, tenants can challenge an increase at the First-tier Tribunal if they believe it's above market rate — and the tribunal cannot raise the rent above what the landlord proposed, which removes the old gamble of challenging.

In practice: landlords should keep increases close to genuine market movement and document comparable rents; tenants should check local listings before accepting or challenging.

No more blanket bans on pets, benefits or children

Landlords must consider pet requests individually and can only refuse on reasonable grounds — they can require pet damage insurance. Blanket 'no DSS' and 'no children' policies are now unlawful discrimination, full stop. Affordability checks are still allowed, but they must be applied to the individual applicant, not a category of person.

A decent homes standard and faster repairs

For the first time, the Decent Homes Standard applies to the private rented sector, and Awaab's Law-style timescales mean serious hazards like damp and mould must be investigated and fixed within set periods. Councils gain stronger enforcement powers and civil penalties of up to £40,000 for serious breaches.

The landlord database and ombudsman

Every private landlord in England must register on the new national database, and every tenant gains access to a free ombudsman service for disputes that don't need court. Registration fees fund enforcement — expect councils to use the data to target the worst offenders rather than the compliant majority.

What about Scotland, Wales and Northern Ireland?

Renting law is devolved, and the nations were already ahead in places. Scotland abolished its equivalent of no-fault eviction in 2017 and uses open-ended private residential tenancies. Wales moved to occupation contracts under the Renting Homes (Wales) Act, with six-month notice periods for most no-fault cases. Northern Ireland still largely follows the older model, with its own reform bill working through Stormont. If you rent or let outside England, check the rules for your nation — the Act's headline changes apply to England only.

What tenants should do now

• **Read your tenancy agreement** — old fixed-term clauses are being overtaken by the new periodic rules, but the rest still binds you.
• **Keep everything in writing** — repair requests, pet requests and rent disputes all run on evidence now.
• **Know the new grounds** — if you're served notice, check the ground is valid and the notice period is right before assuming you must leave.

What landlords should do now

• **Register on the landlord database** and join the ombudsman scheme — both are mandatory, not optional.
• **Audit your paperwork** — deposit protection, gas safety, EPC and the new information sheet are all prerequisites for using possession grounds.
• **Price realistically** — with one increase a year and tribunal challenge, front-loading rent matters more than ever.
• **Screen properly** — with no-fault eviction gone, thorough referencing up front is your main protection.

The direction of travel is clear: renting is being treated as a long-term housing tenure, not a stopgap. Tenants get security; landlords who run things properly get a clearer, more enforceable rulebook. The losers are the small minority who relied on the old system's grey areas — and frankly, that's the point.