The Renters’ Rights Act introduces the most significant reforms to private renting in England in a generation. This guide explains the changes using official UK government sources only, including what is changing, when it will apply, and what landlords and tenants need to know.

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
https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act

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
https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act

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
https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act

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
https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act

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
https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act

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
https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act

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
https://www.gov.uk/government/publications/implementing-the-renters-rights-act-our-roadmap-for-reforming-the-private-rented-sector

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
https://www.gov.uk/government/publications/implementing-the-renters-rights-act-our-roadmap-for-reforming-the-private-rented-sector

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
  https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act

• Implementation Roadmap
  https://www.gov.uk/government/publications/implementing-the-renters-rights-act-our-roadmap-for-reforming-the-private-rented-sector

• 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 or tenant and would like practical, local guidance on how the Renters’ Rights Act may affect you, the lettings team at David Doyle Estate Agents is available to help. Our experienced team can talk through your situation, explain your responsibilities clearly, and help you plan ahead with confidence.

You can contact David Doyle Estate Agents in Hemel Hempstead to discuss your rental property or tenancy and receive straightforward, professional advice.