The Renters’ Right Act is set to bring some of the biggest changes to the private rental sector in decades.
With the Act gaining Royal Assent on 27 October 2025, it plans to create a fairer rental market, but for landlords, it brings new rules that will reshape how their properties are managed.
The act represents a major change in the balance between tenant protection and landlord flexibility.
While it introduces more regulation, it also offers an opportunity for landlords to strengthen long-term tenant relationships.
Our Senior Associate, Gareth Brazier, explains how the new act will affect you.
What is the Renters’ Rights Act?
The Renters’ Rights Act, effective from 1 April 2026, will transform the way landlords operate, how rent is reviewed and how possession is regained.
The leading change in the act is the abolition of Section 21 ‘no-fault’ evictions, which will end the long-standing ability for landlords to remove tenants without reason.
Under the new laws, a tenant will be protected from eviction for the first 12 months, unless they breach their tenancy agreement, for example with anti-social behaviour or rent arrears.
As well as this, fixed tenancies will be replaced with Assured Periodic Tenancies, which means there is no set end date to the tenancy.
Tenants will have greater security, and if they choose to leave, they only have to give two-months notice.
Whilst landlords can only regain possession in certain circumstances, such as rent arrears or the landlord requiring the property for development or their own housing needs.
What are the new rules on rent increase?
The Act has introduced new restrictions on rent increases, which are now limited to once per year, using the procedure and relevant notice under Section 13 of the Housing Act 1988.
As rent rises must reflect market rates, this makes it important for landlords to maintain accurate market data and clear records to justify any adjustments to rent.
Property condition is also coming under scrutiny as the Decent Homes Standard will apply to private rentals for the first time and homes must meet stricter safety and living condition requirements.
The new act is set to introduce Awaab’s Law for private landlords, in which they will face strict deadlines of 14 days to investigate, 7 days to fix and 24 hours to resolve emergency hazards such as damp or mould.
Bans on rent bidding and rejecting tenants because they receive benefits or have children are a noticeable change in the act, designed to limit discriminatory renting.
With landlords having to join a mandatory Ombudsman scheme to ensure accountability, it may be hard to see how the new act can benefit them.
What can landlords do to protect their rights?
With a lot of change approaching in the rental sector, preparation for landlords is key.
Our team can help familiarise you with the imminent changes and latest legislation and review how your tenancy agreement will be affected.
By staying informed and documenting the process carefully, it will not only attract but also retain better tenants in a changing market.
If you are unsure about how you can be protected legally with the new Renters’ Rights Act, contact our Commercial Property or Property Litigation team for help.