Renters and landlords are facing the biggest shake-up in housing law for more than thirty years after the Government’s Renters’ Rights Act officially became law1.
The legislation, which received Royal Assent on 27 October 2025, will end “no-fault” evictions, tighten property standards and create new rights for tenants. It aims to make renting fairer and more secure while giving responsible landlords clearer rules and stronger legal certainty1.
The change comes as rents reach record highs across Britain. According to Rightmove, the average advertised rent in London is now £2,736 a month, while outside the capital it stands at £1,385. Tenants are spending around 44 per cent of their income on rent, compared with 40 per cent five years ago2.
No More ‘No-Fault’ Evictions
The centrepiece of the new law is the abolition of Section 21 evictions, which have allowed landlords to remove tenants without giving a reason since the late 1980s1.
Under the new system, all future tenancies will be periodic, meaning they continue until either the tenant gives notice, or the landlord regains possession through one of several legal grounds. These include wanting to sell the property, moving in themselves or dealing with serious rent arrears, antisocial behaviour or breaches of tenancy terms1.
Ministers say the reform will give renters greater stability while allowing landlords to manage their properties when there is a valid reason.
Higher Standards for Rental Homes
The Act raises the minimum standards that privately rented homes must meet. For the first time, the Decent Homes Standard will apply to the private rented sector, requiring landlords to keep properties in good repair, free from serious hazards and safe to live in1.
It also brings Awaab’s Law into the private market. This means landlords will have to fix dangerous health and safety problems such as damp and mould within strict timeframes. Local councils will have stronger powers to fine or penalise landlords who ignore these obligations1.
New Rights Around Rent, Pets and Fair Treatment
Several new tenant rights have been introduced that landlords must now follow. Rental bidding wars will be banned, meaning landlords and agents can no longer accept offers above the advertised rent. Landlords also cannot ask for more than one month’s rent in advance.
Tenants will be able to challenge rent increases they believe are unfair, and landlords must provide notice and evidence to support any rise.
The Act also gives tenants the right to request a pet in their home. Landlords must consider these requests reasonably and can only refuse on justifiable grounds, such as restrictions in a head lease. To protect their property, landlords will be allowed to require tenants to take out pet insurance to cover any damage caused1.
It will also be illegal for landlords or letting agents to reject tenants purely because they have children or receive benefits1.
Ombudsman to Resolve Disputes
A new Private Rented Sector Ombudsman will be introduced to help resolve disputes between tenants and landlords quickly and without court action.
The Ombudsman will have powers to order repairs, issue compensation, require written apologies or demand information from landlords. Its decisions will be legally binding1.
At the same time, a national Private Rented Sector Database will be launched. Every landlord in England will have to register their properties and confirm they meet legal standards. Local authorities will gain greater powers to investigate and enforce penalties for non-compliance, including extended rent repayment orders for serious breaches1.
A Balancing Act
The Renters’ Rights Act has been described as the biggest overhaul of the rental market in decades. Ben Beadle, Chief Executive of the National Residential Landlords Association, called it “the most significant shake-up of the rental market in almost forty years” and said implementation must be “fair, proportionate and deliverable”1.
The Government has confirmed that the new rules will come into effect in stages through secondary legislation, giving landlords time to prepare.
Supporters of the law say it will help tenants feel more secure, but campaigners warn that it will not immediately fix Britain’s affordability crisis. Tom Darling, Director of the Renters’ Reform Coalition, said that while the Act was a “historic step forward”, nearly a third of renters are still struggling to afford basic necessities such as groceries because of high rents1.
Experts agree the success of the reforms will depend on how well they are enforced and how quickly landlords and tenants adapt to the new rules. For now, both sides of the market are being urged to familiarise themselves with the upcoming changes, as England’s rental system enters a new era of higher standards, clearer rights and greater accountability1.
Sources:
- GOV.UK (2025). Historic Renters’ Rights Act becomes law. [online] GOV.UK. Available at: https://www.gov.uk/government/news/historic-renters-rights-act-becomes-law [Accessed 28 Oct. 2025].
- Rightmove plc. (2025) Rental Trends Tracker Q3 2025. [online] London: Rightmove plc. Available at: https://hub.rightmove.co.uk/content/uploads/2025/10/Rental-Trends-Tracker-Q3-2025-FINAL.pdf [Accessed 28 Oct. 2025].
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