The Renters’ Rights Bill has now completed its passage through Parliament and is set to receive Royal Assent in late October 2025. Once enacted, it will become the Renters’ Rights Act 2025 — a landmark law reshaping renters’ rights and landlord responsibilities throughout England’s private rental sector.
The aim? A fairer, more secure rental system. While the Act has been welcomed by tenant groups, landlords and agents continue to raise concerns about legal complexities and the practical impact on supply and enforcement across the market.
Following months of debate and several late-stage amendments, the reforms are now settled. Here’s what’s really changing — and what it means for everyone in the rental market.
Quick Summary
- Section 21 “no-fault” evictions abolished, replaced with new possession grounds.
- All tenancies to become periodic, giving tenants the right to leave with two months’ notice.
- One rent increase per year, with rental bidding wars banned.
- Higher property standards, as the Decent Homes Standard becomes law for private rentals.
- Awaab’s Law duties introduced — landlords must fix serious damp and mould hazards promptly.
- Pets allowed on request, with landlords able to charge a refundable pet damage deposit (up to three weeks’ rent).
- Advance rent capped at one month for most tenancies.
- Purpose-built student blocks exempt, but shared HMOs covered.
- National landlord database and Private Rented Sector Ombudsman to launch in 2026.
What Is the Renters Rights Act 2025?
- Wide-ranging legislation reforming tenancy law in England.
- Applies to almost all private renters and landlords.
- Introduces new protections for tenants and streamlined processes for landlords.
- Forms part of the government’s long-term housing reform programme.
Main Provisions Now Confirmed
- Abolishes Section 21 notices.
- Reforms Section 8 grounds for possession.
- Converts all assured shorthold tenancies into periodic agreements.
- Limits rent increases to once per year and bans bidding wars.
- Extends the Decent Homes Standard to private rented properties.
- Grants tenants a formal right to request a pet.
- Creates mandatory registration for all landlords and letting agents.
- Establishes a statutory PRS Ombudsman for disputes.
Key measures start taking effect from April 2026, with staged roll-out through 2026 and 2027.
How Will the End of Section 21 Affect Renters and Landlords?
At the heart of the Act is the abolition of Section 21 — historically allowing landlords to end a tenancy without giving reason. From April 2026, landlords will only be able to regain possession through Section 8, citing specific legal grounds.
These confirmed grounds for possession include:
- Serious rent arrears (persistent non-payment).
- Breach of tenancy (damage, antisocial behaviour, or other violations).
- Intention to sell the property.
- Moving into the property personally or for a close family member.
- Student HMO re-letting (Ground 4A) — landlords of shared student properties can regain possession each academic cycle if tenants were notified in writing before the tenancy began.
Any Section 21 notices served before commencement remain valid under transitional rules.
Practical Impact
- Landlords will rely solely on court-verified grounds.
- Court capacity is set to expand via a new digital case-management system.
- Tenant checks may tighten as landlords balance new risks.
Why Are Tenancies Becoming Periodic and What Are the Implications?
All tenancies will automatically become periodic (rolling) agreements once the Act is in force.
Tenants Can
- Leave at any time with two months’ notice.
- Avoid being locked into long fixed-term contracts.
Landlords Can
- End tenancies only using valid Section 8 grounds.
Likely Outcomes
- More flexibility for tenants.
- Less long-term certainty for landlords.
- Increased administrative turnover, especially in high-demand urban markets.
What New Possession Grounds Will Landlords Have?
Landlords gain additional, clearly defined grounds to reclaim properties:
- Selling the property.
- Moving in themselves or accommodating immediate family.
- Ending student HMO agreements to re-let seasonally under declared terms.
Restrictions
- These grounds cannot be used within the first 12 months of a tenancy.
- Any misuse (e.g. claiming to sell but re-letting quickly) can lead to fines or banning orders from the landlord database regulator.
What Will the Renters Rights Bill Do About Rent Increases and Bidding Wars?
Rent Changes Under the New Law
- Only one rent increase per year is allowed.
- Increases must reflect market value and require two months’ written notice.
- Tenants retain the right to challenge hikes at the First-tier Tribunal.
- Rental bidding practices banned — landlords and agents cannot solicit or encourage offers above the advertised rent.
Market Response
- Landlords may set higher initial rents in high-demand locations.
- Tribunals are expected to handle a rise in rent challenge cases.
How Will the Renters Rights Bill Improve Property Standards?
The Decent Homes Standard now applies across the private rental sector for the first time, requiring homes to be safe, warm, and in good repair.
The Act also introduces Awaab’s Law provisions:
- Landlords must investigate and start repairs within strict timeframes where serious damp or mould hazards exist.
- Failure to comply may trigger local authority enforcement or civil penalties.
While most housing bodies welcome higher standards, local councils warn that additional funding is needed to meet enforcement demands.
Will Tenants Really Have the Right to Keep Pets?
Yes. Tenants now have a legal right to request permission for pets, and landlords must provide a reasonable written reason for any refusal (for instance, lease restrictions or property unsuitability).
Landlords can:
- Request a refundable pet damage deposit (up to three weeks’ rent).
- Not require separate pet insurance.
This change is designed to balance tenant choice with property protection.
How Will the Renters’ Rights Act Affect International Working Expats Relocating to the UK?
International expats relocating to the UK will experience significant benefits and adjustments under the Renters’ Rights Act 2025:
- Increased security and flexibility: As all tenancies convert to periodic agreements, expats will gain the ability to end their tenancy with two months’ notice—providing greater freedom to move for work or personal reasons without penalty.
- Simplified tenancy terms: The abolition of fixed-term assured shorthold tenancies means less risk of unexpected lease terminations. Expats can expect rolling contracts that better fit the often unpredictable duration of international assignments.
- Protection against no-fault evictions: The removal of Section 21 “no-fault” evictions safeguards expats from sudden evictions without cause, which is critical for those unfamiliar with UK legal protections or who may have limited local support networks.
- More transparent rent processes: The ban on rental bidding wars and regulated rent increases offer expats fairer market conditions, reducing the risk of overpaying in competitive markets.
- Compliance and standards assurance: The extension of the Decent Homes Standard and Awaab’s Law ensures the properties expats rent meet safety and health standards, contributing to better living conditions upon arrival.
- Support through new Ombudsman and landlord database: Expats can seek quicker, impartial resolutions to disputes and verify landlord credentials, lessening potential challenges in unfamiliar rental markets.
- Pet-friendly policies: For expats relocating with pets, the right to request pets and the regulation of pet deposits provide clearer expectations and reduce rental barriers.
Overall, the Act enhances stability and fairness for international workers, supporting smoother relocations and improved living experiences in the UK’s private rental sector.
What Are the Next Steps for the Renters’ Rights Act?
- Late October 2025: Royal Assent – Act formally becomes law.
- From April 2026: Abolition of Section 21 and shift to periodic tenancies.
- Spring 2026: Launch of the PRS Ombudsman and national landlord register.
- Mid-late 2026: Decent Homes Standard and Awaab’s Law provisions commence.
- 2027 onwards: Digital eviction courts, rent challenge process refinements, and full enforcement review.
Final Thoughts on Renters’ Rights
The Renters’ Rights Act 2025 represents the most comprehensive update to private renting in decades. If implemented effectively, it will strengthen tenant protections, raise housing standards, and increase transparency across the sector.
Yet much depends on the resourcing of courts, councils, and the new Ombudsman service — and on support for landlords adapting to the shift.
The ultimate goal: a rental system that’s stable, fair, and functional for both sides.
Speak to one of our experts or send a message today and find out how we can support your employee relocation programmes.
