The Renters’ Rights Act Explained
Official Government Guidance for Landlords and Tenants
The Renters’ Rights Act reforms the private rented sector in England by changing tenancy structures, possession rules, rent procedures, and enforcement mechanisms. The legislation builds on previous reform proposals and aims to improve security, fairness and standards in rented housing.
This article explains the Act using only official UK government and parliamentary sources, with links provided throughout for further reading.
What Is the Renters’ Rights Act?
The Renters’ Rights Act is legislation passed by Parliament to reform the private rented sector in England.
It is designed to:
- Abolish no fault evictions
- Move all private tenancies to a single periodic model
- Strengthen tenant protections
- Improve standards and enforcement
- Introduce new regulatory oversight for rented housing
Official government guide
Abolition of Section 21 No Fault Evictions
One of the central reforms is the removal of Section 21 of the Housing Act 1988.
Under the current system, landlords can regain possession of a property without giving a reason by serving a Section 21 notice. The Renters’ Rights Act removes this process entirely.
After implementation:
- Landlords must use Section 8 grounds to regain possession
- A valid legal reason will be required
- Court processes will remain in place where possession is disputed
Government source
Introduction of Assured Periodic Tenancies
All assured shorthold tenancies will convert to assured periodic tenancies.
This means:
- Fixed term tenancies will no longer be the default
- Tenancies will roll on a periodic basis
- Tenants may leave with two months’ notice
- Landlords must rely on statutory grounds for possession
Existing tenancies will transition automatically. Landlords are not required to issue new agreements for the change to take effect.
Government source
Rent Increases and Rent Procedures
The Act changes how rent increases are handled.
Key points include:
- Rent can only be increased once per year
- Landlords must use the statutory rent increase process
- Tenants must be given at least two months’ notice
- Tenants can challenge excessive increases through the tribunal system
These changes are intended to improve predictability and transparency.
Government source
https://www.gov.uk/private-renting/rent-increases
Restrictions on Certain Rental Practices
The Act introduces new restrictions designed to prevent unfair practices.
These include:
- A ban on rent bidding
- Limits on rent in advance at the start of a tenancy
- Prohibition of discrimination against tenants receiving benefits or with children
Government source
Pets in Rented Properties
Tenants will have a legal right to request permission to keep a pet.
Landlords:
- Must consider requests
- Cannot unreasonably refuse
- May require insurance to cover potential damage
This applies to most private rented homes, subject to limited exemptions.
Government source
New Enforcement and Oversight Measures
Private Rented Sector Ombudsman
The Act establishes a new ombudsman scheme for private renting.
This will:
- Provide a formal route for resolving disputes
- Apply to landlords and property managers
- Reduce reliance on court action
Government source
Private Rented Sector Database
A new national database will hold information on:
- Landlords
- Rental properties
- Compliance status
The database will support enforcement by local authorities and provide greater transparency for tenants.
Government source
Implementation Timeline
The Renters’ Rights Act will be implemented in phases.
Initial Implementation Phase
- Abolition of Section 21
- Transition to periodic tenancies
- Rent reform measures introduced
Secondary Phases
- Rollout of the Private Rented Sector database
- Launch of the ombudsman service
- Further reforms, including property standards, will follow after consultation.
Government roadmap
What This Means in Practice
The government has stated that:
- Landlords retain the right to regain possession for legitimate reasons
- Tenants gain greater security and clarity
- Compliance and record keeping will be increasingly important
The intention is not to prevent landlords operating, but to create a more consistent and transparent system.
Parliamentary briefing
https://commonslibrary.parliament.uk/research-briefings/cbp-9352/
Key Facts at a Glance
- Section 21 no fault evictions will end
- All private tenancies will become periodic
- Rent increases limited to once per year
- Tenants gain the right to request pets
- A new ombudsman will handle disputes
- A national rental database will be introduced
Official Government Links Summary
Guide to the Renters’ Rights Act
Implementation Roadmap
Rent Increases Guidance
https://www.gov.uk/private-renting/rent-increases
Parliamentary Research Briefing
https://commonslibrary.parliament.uk/research-briefings/cbp-9352/
Final Thoughts and Further Guidance
The Renters’ Rights Act introduces important changes that affect how rental properties are let and managed across England. While the government guidance sets out the legal framework, understanding how these reforms apply to individual properties and tenancies can be complex.
If you are a landlord, this is a good moment to quietly check that everything is as it should be.
We are offering a paid Renters Rights Act health check for landlords who want a clear view of where they stand before the changes come into force in May.
This is not about finding problems for the sake of it. It is about spotting small issues early, while they are still easy to deal with.
You can find more details about the health check below.
LANDLORD HEALTH CHECK
A practical review ahead of the Renters’ Rights Act changes in May
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