The Renter’s Rights Bill, which is now known as the Renters’ Rights Act, has officially become law, marking one of the biggest overhauls to the private rented sector in decades. The new legislation aims to create a fairer, safer, and more transparent rental market for both landlords and tenants across England.
Here’s an overview from our Landlord Insurance team on what’s changing and what it means for those involved in renting and letting homes.
What Is changing with ‘No-Fault’ Evictions?
One of the most significant reforms is the end of Section 21 ‘no-fault’ evictions. This change means landlords will no longer be able to ask tenants to leave without a valid reason.
Instead, they must use updated possession grounds, such as selling the property or moving in themselves, but only after the first 12 months of a tenancy. After this period, landlords must give tenants four months’ notice.
However, landlords can still evict tenants in specific circumstances, such as serious rent arrears (now defined as three months or more), property damage, or antisocial behaviour. Importantly, tenants can no longer be evicted for raising complaints about poor housing conditions.
The government says these changes will give tenants greater security in their homes, while maintaining fair and reasonable routes for landlords who genuinely need to regain possession.
How will Tenancy Agreements change under the new law?
The Act will simplify the system by moving all assured tenancies to a single structure of periodic tenancies, replacing 12 or 24-month fixed-term contracts.
This aims to make renting easier to understand for both landlords and tenants. Under the new rules, tenants will be able to give two months’ notice if they wish to leave, offering more flexibility if their circumstances change.
How much deposit can Landlords request?
There are no changes to the existing rules for tenancy deposit protection schemes currently operating in England. These schemes are designed to safeguard deposits against potential property damage or breaches of tenancy terms.
The maximum deposit a landlord can request remains:
- Five weeks’ rent for annual rents under £50,000
- Six weeks’ rent for annual rents of £50,000 or more
However, under the new law, landlords can now only ask for one month’s rent in advance to secure a tenancy, or 28 days’ rent where rental periods are shorter than one month.
When can Landlords Increase Rent?
Under the new rules, landlords must give tenants at least two months’ notice before increasing rent, and any rise must reflect the current market rate.
If a tenant feels the increase is unreasonable, they have the right to challenge it through a first-tier tribunal, a specialist civil court that can assess whether the new rent amount is fair.
The Act will also put an end to rental “bidding wars”, meaning landlords and agents can no longer ask prospective tenants to offer more than the advertised rent.
How will the Renters’ Rights Act improve property standards?
The Decent Homes Standard will now apply to the private rented sector, ensuring all rented properties meet clear minimum standards.
This includes tackling issues such as damp and mould, supported by the introduction of Awaab’s Law, which requires landlords to act quickly to fix serious health hazards.
These measures are designed to raise living standards and protect tenants from unsafe or unhealthy housing conditions.
How do the rules change for student accommodation?
For landlords providing purpose-built student accommodation, tenants can be given two weeks’ notice to leave. This applies mainly to institutional providers, such as university-owned housing or specialist student accommodation companies.
Private landlords who let Houses in Multiple Occupation (HMOs) to students can also regain possession at the end of the academic year. If the tenancy was agreed up to six months before it began, landlords can evict tenants to make way for new tenancies, provided that:
- All tenants on the agreement are full-time students, and
- The landlord gives four months’ notice before possession is required.
Can landlords refuse tenants who receive benefits or have children?
Under the new law, it will be illegal for landlords or letting agents to discriminate against prospective tenants based on whether they receive benefits or have children.
However, landlords can still carry out reference and affordability checks to ensure that tenants are able to meet their rental obligations before offering a tenancy.
What are the new rules around pets in rental properties?
Landlords will now be required to consider tenant requests to keep a pet and must not unreasonably refuse permission. Tenants will also have the right to challenge unfair refusals.
To help protect their property, landlords can require tenants to hold pet insurance to cover any potential damage caused by animals.
How will complaints between Tenants and Landlords be resolved?
A new Private Rented Sector Ombudsman will be established to handle disputes between landlords and tenants.
The Ombudsman will have the authority to issue binding decisions, offering a simpler, faster way to resolve complaints without going to court. This is expected to reduce delays and improve fairness in the rental system.
What is the Private Rented Sector Database?
The Act will also introduce a Private Rented Sector Database, where landlords must register their properties.
This system aims to improve transparency, helping tenants see who manages or owns their home, and enabling local councils to identify and take action against non-compliant landlords.
When will the Renters’ Rights Act take effect?
Although the Act has now become law, many of its measures will be rolled out gradually. The government is expected to publish further details outlining when each part of the legislation will come into force, allowing landlords, letting agents, and tenants time to prepare.
Why is the Renters’ Rights Act important?
The Renters’ Rights Act represents a major step toward modernising the rental sector. It’s designed to balance the needs of tenants and landlords, giving tenants greater security and living standards, while ensuring landlords can continue managing properties fairly and effectively.
As the new rules take shape, staying informed will be key for everyone involved in the property market.
This article is for informational purposes only and should not be considered legal advice.
About Lansdown Insurance Brokers
Lansdown Insurance Brokers are specialists in Landlord Insurance and Rent Guarantee Insurance. We can provide policies tailored to your needs and offer guidance on the necessary cover required. Whether you’re a landlord, or property manager, call the team on 01242 524498 or email enquiries@lansdowninsurance.com.
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