Renters Rights Act

Published by: Chase Apartments

Renters Rights Act

The UK’s new Renters’ Rights Act (formerly the Renters’ Rights Bill) makes major changes for private renters in England, especially around evictions, tenancy type and rent increases.
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• The Act applies to private renters and landlords in England (Scotland, Wales and Northern Ireland have different rules).
• It received Royal Assent in October 2025 and the main tenancy reforms are due to start on 1 May 2026.

Evictions and tenancies

• Section 21 “no‑fault” evictions are abolished; landlords can no longer evict without a legal reason.
• Assured shorthold tenancies are being scrapped and replaced with assured periodic tenancies (rolling, open‑ended tenancies) for almost all private renters.
• Tenants who want to leave will usually only need to give two months’ notice instead of being locked into fixed terms.
• Landlords can still regain possession, but only on specified grounds (for example, wanting to sell or move in, or serious rent arrears).

Extra protection at the start of a tenancy

• There is a 12‑month “protected period” at the start: landlords cannot evict just to sell or move in during that first year.
• If they use those grounds after that, they must give 4 months’ notice, giving tenants more time to find a new home.

Rent arrears

• The mandatory eviction ground for serious rent arrears increases from 2 to 3 months’ arrears, both at notice and at the court hearing.
• The notice period for that ground goes up from 2 weeks to 4 weeks.

Rent increases and “back‑door” evictions

• Tenants get stronger rights to challenge excessive rent rises, especially where the increase is clearly designed to push them out (“back‑door” eviction).
• An independent First‑tier Tribunal will still decide what the market rent is, but it will not be able to raise the rent above what the landlord originally asked for.
• Rent increases decided by the Tribunal will apply from the decision date, not backdated, and the Tribunal can delay an increase by up to 2 months in hardship cases.

Discrimination and bidding wars

• It becomes unlawful for landlords or agents to discriminate against tenants because they receive benefits or have children; contract terms that try to do this are ineffective.
• Landlords and agents must not run bidding wars that push tenants to pay above the advertised rent.

Upfront rent and “decent homes” standards

• There will be limits on how much rent can be demanded in advance, with councils able to order repayment and fine landlords up to £5,000 for breaches.
• Private rented homes (including HMOs) will be required to meet the Decent Homes Standard, with councils able to issue civil penalties (up to about £7,000 for certain breaches) and report on enforcement.

Enforcement and redress

• Local councils can impose civil penalties (often up to £7,000) on landlords and agents for repeated breaches, and multiple penalties are possible.
• Tenants can seek redress via their council, the courts, a new Private Rented Sector Ombudsman and letting agent redress schemes.

Contact Chase Apartments Belgravia office if you have further questions.