Your guide to the Renters’ Rights Act
The Renters’ Rights Act is something landlords and lawyers alike have been anticipating for several months, and the wait is over.
The Bill received royal assent on 27th October 2025 and comes into force on 1st May 2026.
The Act abolishes section 21 no-fault evictions and brings more rights for tenants. Our property litigation solicitors explain more in this guide to the Renters’ Rights Act.
This blog was originally published in November 2025 and was updated in April 2026.
What are the new rules for rental properties?
The end of ‘no fault’ evictions
- The scrapping of section 21 ‘no fault’ evictions means landlords can no longer evict tenants without a reason specified in the Act
- Renters can also end their tenancy with two months’ notice
- Fixed-term tenancies end
- All tenancies will be periodic (‘rolling’), which means the rental agreement continues indefinitely until the tenant or landlord gives notice to end it
This significant change provides more security for tenants, including enhanced protection against challenging unfair rent increases and poor practice without fear of eviction.
Legal reasons for a landlord to evict a tenant
Landlords are permitted to evict a tenant without notice if the tenant has:
- Fallen into rent arrears
- Been involved in criminal or antisocial behaviour
- Broken terms of the rent agreement, such as damaging the property
If you need to evict a tenant but want to understand your legal rights as a landlord, we can help. Call our landlord solicitors on 0117 325 2929.
The right to have pets
A key change within the Renters’ Rights Act is that tenants will be able to request permission to have pets. Landlords can only refuse if there is a ‘good reason’, such as a serious allergy or that the property is unsuitable.
Fairer grounds for possession
Tenants will have more time to find a new home if a landlord evicts them to sell the property or to move into it.
This amendment to possession proceedings gives tenants more protection and ensures landlords only seek to recover their property when it is reasonable.
New requirements to tackle mould and other hazards
Section 42 of the Landlord and Tenant Act 1985 (‘Awaab’s Law’) is set to come into force as part of the Renters’ Rights Act, but no firm date has been set (it currently applies to social housing landlords only). Awaab’s Law sets clear timeframes within which private landlords must take action to make properties safe where they contain serious hazards.
This follows the death of two-year-old Awaab Ishak in 2020, who suffered respiratory issues caused by prolonged exposure to mould in his home.
According to the English Private Landlord Survey (EPLS), around a quarter of landlords reported they identified damp or mould in at least one of their properties in the last year.
If you rent out a property, it is important to act quickly and properly when assessing and treating mould, damp and any other serious hazards. If you are unsure about what your current obligations are as a landlord, get in touch.
Tougher penalties for Landlords who don’t comply with the law
Landlords can currently be ordered to repay rent received from tenants by a Rent Repayment Order (RRO). Rent Repayment Orders will apply to more breaches and be strengthened.
The maximum penalty that landlords can charge will be doubled, ensuring repeat offenders must repay the maximum amount.
And there’s more. Further changes under the Renters’ Rights Act include:
- Stronger protections for tenants appealing excessive above-market rent: landlords can still increase rent to match the property’s market price; however, an independent tribunal will make a judgment if the tenant disputes the increase. Rent can only be raised once a year, with two months’ notice required. This is in force from 1st May 2026.
- New Landlord Ombudsman: a new Private Rented Sector Landlord Ombudsman will provide impartial resolutions for tenants’ complaints about their landlords. This is expected later in 2026.
- A new database to help landlords understand their legal obligations and to inform tenants when entering into a tenancy agreement. This is expected later in 2026.
- Decent Homes Standard to apply to the private rented sector: this seal of approval assures tenants that their home will be safe and of good quality. This is subject to consultation.
- A clampdown on discrimination against prospective tenants with children or on benefits. This is in force from 1st May 2026.
- Rental bidding to end: landlords and agents will no longer be able to accept above-advertised offers from renters. Landlords must publish the asking rent. This is in force from 1st May 2026.
What next for landlords?
The Renters’ Rights Act shifts the rental landscape significantly. There is already a notable increase in rental properties being sold by landlords in the UK, as landlords either struggle (or are reluctant) to navigate these significant legislative changes alongside increased mortgage rates and rising maintenance costs.
It’s a tricky time for landlords and tenants alike. Whilst landlords get their heads around the Renters’ Rights Act, tenants are also facing increased rent and living costs, leaving the first-time buyers among them unable to save for a deposit in an already pricy housing market.
The Government has published full guidance here.
Legal advice for landlords and tenants
If you need advice about ensuring you adhere to these new laws as a landlord, our specialist solicitors can help.
If your tenants fail to keep up with their rent, our property litigation solicitors may be able to help you recover the outstanding payments.
Should you need possession of the property, we can advise whether you have valid grounds under the new legislation.
Contact our specialist Property Litigation team
For practical advice on unpaid rent or any other landlord and tenant dispute, contact our property litigation lawyers. Call 0117 325 2929 or fill out our enquiry form.
