The private rental landscape in England has undergone a transformative shift with the passing of the Renters’ Rights Bill into law.
This landmark legislation, hailed as the most significant update in over three decades, brings long-awaited reforms aimed at rebalancing power between landlords and tenants.
From abolishing Section 21 evictions to strengthening legal protections and housing standards, this guide breaks down everything renters and landlords need to know about what the new law means, when it takes effect, and how it will shape the future of renting in the UK.
What Is the Renters’ Rights Bill and When Was It Passed?
In a landmark move for the UK’s private rental market, the Renters’ Rights Bill has officially been passed into law. Receiving Royal Assent, this long-awaited legislation signals a major shift in tenant protections and landlord responsibilities, impacting an estimated 11 million private renters across England.
The bill’s passage comes after years of advocacy and legislative delays, driven by the demand to create a fairer and more secure renting environment. At its core, the Renters’ Rights Act delivers on a commitment to overhaul the relationship between landlords and tenants, establishing a legal framework that protects against exploitation, discrimination, and homelessness.
With nearly 20% of households in the UK renting privately, the new law is positioned to create the most significant change in the rental sector in over three decades. But what exactly does this mean for tenants and landlords alike? This article breaks down every major aspect of the reform.
What Does the Abolition of Section 21 Mean for Tenants and Landlords?
One of the most pivotal changes under the Renters’ Rights Act is the abolition of Section 21 evictions, commonly referred to as “no fault” evictions. Previously, landlords could evict tenants without providing any reason, leaving many renters facing unexpected displacement and, in extreme cases, homelessness.
Section 21 vs. Section 8: A Comparison
| Feature | Section 21 (Now Abolished) | Section 8 (Still Applicable) |
| Requires reason for eviction | No | Yes |
| Notice period | 2 months | Depends on grounds (often 2+ months) |
| Court involvement | Limited | Mandatory if tenant disputes |
Under the new system, landlords must rely on Section 8 eviction grounds, which require them to present a valid reason, such as rent arrears, property damage, or antisocial behaviour, and follow due legal process through the courts.
This change significantly improves tenant security, ensuring renters can raise concerns about living conditions or unfair rent hikes without fear of being evicted unfairly.
At the same time, provisions have been added to ensure landlords can still regain possession in legitimate circumstances.
How Will Tenancy Agreements Change Under the New Law?
With the Renters’ Rights Act in force, fixed-term tenancies will be replaced by periodic tenancy agreements, a significant change that benefits both mobility and security for renters.
Tenants will no longer be tied to one-year or two-year fixed contracts. Instead, they will enjoy rolling tenancies with the right to end their agreement by giving two months’ notice, offering greater flexibility and control over their living arrangements.
This model reflects similar systems already in place in Scotland and aims to reduce the burden of long-term commitments, especially in substandard rental conditions.
Landlords, on the other hand, must provide a minimum of four months’ notice if they intend to reclaim the property, but only after the first year of a tenancy. These safeguards prevent sudden disruptions while allowing both parties to plan more effectively.
What Are the New Rules Around Rent Increases and Bidding Wars?
The Renters’ Rights Act introduces key reforms to promote transparency and fairness in how rent is set and increased across England.
- Rent increases are limited to once per year and must reflect the local market rate.
- Two months’ written notice is required before any increase can take effect.
One of the most notable changes is the ban on rental bidding. Landlords can no longer accept offers above the advertised rent, ensuring all applicants have equal access without being priced out by competitive bids.
If tenants believe a rent hike is unfair or excessive, they can:
- Appeal to a First-tier Tribunal, which will determine whether the proposed increase is justified based on current market conditions.
These measures are designed to reduce housing pressure, prevent exploitative pricing, and give tenants a greater sense of stability in the private rental market.
How Are Tenants Protected Against Poor Living Conditions?
The Act introduces powerful protections to ensure rented homes meet minimum safety and quality standards, addressing a long-standing issue in the sector.
Application of the Decent Homes Standard
The Decent Homes Standard, previously applied only to social housing, is now extended to private rented properties. Landlords must ensure their homes are free from serious hazards and are maintained to a safe and liveable standard.
What Is Awaab’s Law and How Does It Affect Private Rentals?
Awaab’s Law, named after a tragic case involving fatal exposure to mould, will now apply to private tenancies. This legislation mandates that landlords fix serious health hazards within set timeframes, ensuring tenants aren’t forced to live in dangerous conditions.
Landlord Responsibilities for Hazardous Conditions
Landlords must respond promptly to complaints and address structural or health-related issues. Failure to do so may lead to enforcement action, including fines or rent repayment orders.
These protections give tenants more confidence to report issues without fearing eviction or retaliation.
Can Landlords Still Reject Tenants with Children or Benefits?
Discrimination in the rental market has long disadvantaged individuals receiving benefits or those with children. The new law directly addresses this.
Under the Renters’ Rights Act, it is now illegal for landlords or letting agents to reject applicants solely on the basis of having children or being in receipt of benefits.
All applicants must be assessed fairly, with decisions based on factors such as affordability and references, rather than personal circumstances. This reform ensures that housing access is equitable, particularly for vulnerable groups often marginalised by the current system.
What Does the Renters Rights Bill Mean for Landlords in the UK?
While the Renters’ Rights Act delivers sweeping protections for tenants, it also brings implications for landlords, especially small-scale property owners.
Financial and Operational Impact:
The Act introduces additional compliance costs. Landlords may need to upgrade properties to meet safety standards, accommodate pet requests, or navigate more complex eviction procedures.
These changes may lead some to exit the rental market entirely, particularly those already impacted by prior tax reforms and regulatory shifts.
| Impact Area | Change Introduced | Implication for Landlords |
| Evictions | Section 21 abolished | Longer notice, court-based evictions only |
| Pets | Cannot unreasonably refuse pet requests | May require property adjustments or insurance |
| Rent Setting | Bidding banned, market rate only | Limits revenue maximisation strategies |
| Housing Standards | Decent Homes Standard + Awaab’s Law | Potential investment needed for compliance |
While some landlords have raised concerns, others see these reforms as a step towards a more professional and balanced rental sector that rewards responsible property ownership.
What Is the Role of the New Private Rented Sector Ombudsman?
A key feature of the Renters’ Rights Act is the creation of the Private Rented Sector Ombudsman, a new body designed to resolve disputes quickly and fairly.
The ombudsman will provide tenants with an independent channel to raise complaints without resorting to costly and slow legal proceedings.
It will have the power to:
- Enforce binding resolutions
- Order landlords to issue apologies, make repairs, or pay compensation
- Require corrective action to ensure future compliance
This system introduces an essential layer of accountability and encourages landlords to maintain high service standards.
What Should Tenants Expect in the Rollout of the New Law?
While the bill has passed, full implementation will take time. The government will be phasing in the new rules gradually to ensure smooth transitions for both landlords and tenants.
Currently, the most urgent elements, such as the abolition of Section 21, are scheduled for prioritised rollout. Other measures, including the ombudsman scheme and the application of the Decent Homes Standard, are expected to be introduced over the next 12–18 months.
Tenants are advised to:
- Stay informed via official updates
- Review tenancy agreements carefully
- Keep records of communications with landlords
Being proactive will help renters understand and assert their rights as reforms take effect.
Conclusion
The passage of the Renters’ Rights Bill marks a historic turning point in England’s rental market. By abolishing unfair eviction practices, strengthening tenant protections, and introducing greater accountability for landlords, the new law aims to create a housing system that is more secure, fair, and just.
While it may introduce operational challenges for some landlords, the Act represents a long-overdue correction to a system that left too many renters vulnerable and powerless.
As these changes begin to take root, both tenants and landlords should prepare for a more balanced and regulated future in the UK’s private rented sector.
Frequently Asked Questions
What is the difference between Section 21 and Section 8 notices?
Section 21 allowed landlords to evict tenants without providing a reason. This has now been abolished. Section 8 requires landlords to give valid legal grounds for eviction, such as rent arrears or property damage.
Are student tenancies affected by the Renters’ Rights Act?
Yes. Institutional student housing providers will operate under specific notice periods, while private landlords renting to students must also comply with the general reforms, including fair notice and periodic contracts.
Can tenants still be evicted for antisocial behaviour or arrears?
Yes. Section 8 notices can still be used for legitimate evictions due to antisocial behaviour, property damage, or rent arrears exceeding three months.
How will Awaab’s Law be enforced in the private rented sector?
Landlords must fix serious hazards within legally defined timeframes. Local authorities will be empowered to enforce compliance, and penalties may apply for violations.
What should tenants do if they feel their rent increase is unfair?
They can challenge the increase through a First-tier Tribunal, which will assess whether the new rent reflects fair market value.
Will the Renters’ Rights Act affect my existing rental contract?
Yes, over time. Existing fixed-term contracts will transition into periodic tenancies as current agreements expire, bringing them under the new legal framework.
How can tenants prove discrimination in the rental process?
Tenants should document any communication that suggests bias and seek advice from housing advisors or legal aid services if they believe they’ve been unfairly rejected.
