The Renter's Rights Act is designed to make renting in England more secure, fair, and affordable. It includes changes to eviction processes, rent increases, tenancy structures, and landlord obligations. It also introduces new rights for tenants and enforcement mechanisms to ensure compliance.
After the Third Reading in the House of Lords, the Renter's Rights Bill moved to the Final Stages, including consideration of any amendments. The Bill received Royal Assent on the 27th October 2025.
The commencement date - when the law will actually take effect - will be the 1st of May 2026, with further updates rolling out later.
The Renters' Rights Act aims raise housing standards and to modernise the UK rental sector, strengthening tenant protections and providing clear guidance for landlords. These changes bring new responsibilities for landlords making support essential.
Lawrence Rooney Estate Agents provide our landlords with expert support, valuation, tenant referencing, guidance and property management. These changes bring new responsibilities, making our expert support essential.
The residential lettings industry is heavily regulated by legislation, that means as a landlord or agent we have to adhere to the regulations which are regularly updated. This can be difficult to keep on top of with many landlords busy work lives and lifestyles. This is why you should choose Lawrence Rooney Estate Agents to keep you up to date with the updated legislation. This is why at Lawrence Rooney Estate Agents we always recommend using our Fully Managed Service.
Fixed terms tenancies will be abolished and will be replaced by rolling periodic contracts, so tenants can give two months' notice at any time.
Landlords and agents cannot accept offers above the advertised rent. Any attempt to invite or accept higher bids is prohibited and subject to fines.
Landlords cannot request rent in advance before a tenancy agreement is signed. Only one month's rent can be collected post-signature.
Landlords cannot refuse tenants based on benefit status, family circumstances, or other protected characteristics.
Tenants can request pets, and landlords must respond within 28 days. Refusals must be justified (e.g. lease restrictions). You have 28 days to consider the request and respond, and you must have a valid reason to refuse, meaning you retain control over whether pets are allowed.
Rent can only be increased once per year using a formal Section 13 notice, which must give tenants at least two months' notice before the proposed increase takes effect. Tenants have the right to challenge the increase via the First-tier Tribunal, which may delay or reduce the proposed rent if it's deemed above market value.
No more Section 21 evictions. Landlords will no longer be able to evict tenants without a reason. All possession claims must now be made under Section 8, using specific legal grounds, such as selling, moving in, rent arrears, and anti-social behaviour.
The Renters' Rights Bill introduces stronger enforcement powers for local councils and higher penalties for non-compliance. Councils will be able to inspect properties, demand documentation, and issue fines for breaches.
By 31 May 2026, you must provide your tenant with a soon-to-be-published, government-issued information sheet explaining the changes in detail.
As a landlord you will need to register yourself and your property on a national database with key safety and property information.
A mandatory service to help you resolve tenant complaints and disputes quickly and fairly.
Your property will need to meet minimum quality and safety standards.
You must fix serious hazards, such as damp and mould, within strict timeframes.
