How does the Renters’ Rights Act affect you?

The timeframe for many of these historic changes to be implemented has yet to be published, although Spring 2026 has been suggested as an appropriate time for them to come into force.

So, while there is still time for landlords and tenants to catch up on the new regulations, here are some important changes that are expected to roll out in the coming months.

What does the Renters’ Rights Act change?

You can find the full outline of the Act on the gov.uk website, but to help you plan, here is an outline to some of the incoming changes you may need to prepare for.

An end to fixed-term tenancies and ‘no-fault evictions’

One of the main goals of the Renters’ Rights Act is to abolish Section 21 evictions, also known as ‘no-fault evictions’. These are where a landlord can end an assured shorthold tenancy without needing to provide a reason.

Landlords:

All tenancies, including existing ones, will be converted to periodic arrangements. With Section 21 gone, you will need to give a Section 8 notice to evict tenants, meaning there needs to be specific grounds for the eviction.

Tenants:

If you currently have a fixed-term tenancy, it will be changed to a periodic tenancy. After a specified period, your rental agreement will automatically renew until it’s terminated by either you or your landlord.

Creation of a digital Private Rented Sector Database

This digital database is where landlords will register themselves and their properties to improve visibility of information.

Landlords:

It will be mandatory for you to register yourself and your properties on this database once it goes live. Failing to do so could result in a fine and providing fraudulent information could result in criminal prosecution.

There are plans for the database to provide guidance to help you understand your legal obligations and responsibilities and allow you to upload important certifications for your properties for them to be easily checked.

Tenants:

This database can be used to find out more information about prospective landlords, including banning orders and other offences. This can help you find the right landlord and avoid rogue ones.

Private Rented Sector Ombudsman

The ombudsman serves the purpose of helping to efficiently provide fair and impartial resolutions to disputes between tenants and landlords and prevent cases from needing to escalate to court proceedings.

Landlords:

All private landlords in England will be legally required to join a Private Rented Sector Ombudsman, with an annual fee required for continued membership.

Tenants:

Disputes between you and your landlord can be raised with the Private Rented Sector Ombudsman.

Kara Gammell
Personal Finance & Insurance Expert

Landlord insurance can offer valuable legal support

Big changes to the renting landscape mean that it’s more important than ever for landlords to stay informed and stay aware of their legal obligations.

With the legal protection offered by landlord insurance, landlords can receive financial support through legal disputes related to their properties. Some providers also offer access to free legal advice with this cover, giving landlords support navigating these new law changes around renters’ rights and EPC ratings.

Raise the standard of rental properties

The Renter’s Rights Act aims to improve the standard of private rental properties by applying the Decent Homes Standard and Awab’s Law to the private rental sector.

Private rental properties will need to meet a set of minimum requirements for the condition of the property and landlords will be required to address hazards within a specified timeframe.

Landlords:

You will need to ensure that your properties meet the Decent Homes Standard. You can expect the criteria to be similar to what currently applies to social housing.

Overall, your properties need to be in a reasonable state of repair, have working facilities and services, and will need to be effectively insulated with efficient heating.

If a tenant makes a complaint about the state of the property, you will have limited time to act

• Make emergency repairs: 24 hours

• Investigate reported hazards: 14 days

• Resolve hazards that present a risk to residents’ health: 7 days to begin work

Tenants:

If the property doesn’t meet the Decent Homes Standard you can contact the landlord to fix the problem. If they don’t respond to your request or refuse, you can make a complaint to the new Private Rented Sector Ombudsman.

You may be able to apply for a rent repayment order, allowing you to reclaim rent for the time that the property wasn’t compliant.

Tenants have increased rights to own pets

Landlords will no longer be able to put blanket bans on pets and tenants have the right to formally request a pet in the property. Landlords will need to give a justifiable reason to refuse a request for a pet.

Landlords:

Once a tenant makes a formal request to bring a pet into the property you will have 28 days to respond.

Landlords are allowed to request that tenants have pet insurance as part of their tenancy agreement or ask for reimbursement for purchase of insurance themselves. However, this isn't mandatory - as had been the case in earlier drafts of the Renters' Rights Bill.

Tenants:

To make a request to bring a pet into the property, you’ll have to send it in writing to your landlord and include a description of the pet.

If you feel that your landlord has unreasonably denied your request, you can challenge them through the new Private Rented Sector Ombudsman.

What other changes you can expect from the Renters’ Rights Act

The Act will introduce a number of new safeguards for tenants

• It will become illegal for landlords to discriminate against prospective tenants who have children or are claiming benefits

• Landlords and letting agents will be required to publish an asking rent and cannot ask or accept offers above this amount. This is to put an end to rental bidding wars.

• There will be changes to possession grounds to give tenants more time to find a home if they’re evicted while ensuring landlords can recover their property when reasonable

• Repayment orders will extended to superior landlords and the maximum penalty will be doubled. Repeat offenders will have to pay the maximum amount.

• Rent increases will only be permitted once per year to the market rate. Landlords will ned to serve a section 13 notice to tenants and give at least 2 months’ notice. Landlords will also no longer be allowed to backdate rent increases.