The Renters' Rights Bill is officially here, save for waiting on the dates to go live.  It's not expected that all changes will go live at once, rather some parts immediately and others later.  Q3/Q4 2026 is the current timeline; everyone needs time to make their adjustments.  I have been talking about this for a while (most just gaze past me when I go on about it), and I have done some updates in the past, but wanted to clarify and update one final time now that we know the exact position.

Rather than my usual wall of text, I will try to keep this short and snappy.  Spelling and grammar errors are free of charge.

What are the key changes?

Let's cover the key things that are going to change as a result of the bill.

• No-fault evictions (Section 21) abolished
  Landlords must use one of the expanded Section 8 grounds; “I just want it back” is no longer valid.  Expanded grounds are
  
  • Serious arrears (Ground 8)
  • Repeated arrears (new Ground 8A: 2+ months behind on 3 occasions in 3 years)
  • Anti-social behaviour (Ground 14)
  • Student-specific 4-week arrears ground
• All tenancies become periodic (rolling monthly) from day one
  Fixed-term ASTs are banned for new lets; existing fixed terms convert at expiry or transitional date.
  
  
• 12-month protected period for new tenancies
  Landlords cannot use Ground 1 (move in) or Ground 1A (sell) in the first 12 months, even with genuine grounds. After 12 months, the Landlord must give 4 months notice, and proof is required of the move-in or sale.  Basically, this means all new tenants have a guaranteed tenancy of 16 months.  12 months protected plus 4 months notice.
  
  
• Rent increases limited to once per year via Section 13
  Tenants can challenge an increase at a Tribunal. Rent can be set below the landlord’s proposal if above the market rate.
  
  
• Rent bidding wars banned
  Advertised rent must be the final rent. Accepting offers above can incur a civil penalty (£5k first, £30k repeat).
  
  
• Upfront payments capped
  The maximum upfront payment is capped to 5 weeks deposit and 1 month's rent in advance.  If the annual rent is < £50k then the cap is reduced to 4 weeks deposit and 1 months rent in advance.  Anything above this is considered a prohibited payment.
  
  
• Pet requests
  Tenants can request pets, and landlords must respond in writing within 42 days. Refusal only on reasonable grounds such as building rules, lease restrictions and so on.  Landlords can require tenants to carry pet insurance for damages.
  
  
• National Landlord Portal & single Ombudsman
  Mandatory registration for all landlords (portal live summer 2026). Non-registration = £7k fine and no possession claims permitted.
  
  
• Decent Homes Standard applies to private rentals
  Minimum standards (safety, heating, repairs) and EPC E by 2030. Phased enforcement from 2027; £30k fines.
  
  
• Anti-discrimination rules strengthened
  Blanket bans on any tenant type, refusing tenants with children, pets or those in receipt of benefits are unlawful; must consider guarantors/payment plans.
• Student accommodation tweak
  Purpose-built blocks keep annual fixed terms; individual student lets go periodic.
  
  
• Court improvements
  £20m for digital possession system; priority for arrears/ASB; courts must justify adjournments on sale/move in claims.
  
  
• Rent repayment for illegal eviction or breach of the Act 
  If a landlord illegally evicts(e.g. changes locks, cuts utilities, or uses a fake Section 8 to bypass rules), tenants can claim back up to 2 years rent via the first-tier Tribunal,  even if they only lived there 6 months. The same applies for serious breaches like taking banned upfront payments or retaliatory eviction. No court needed; just evidence (texts, photos, witness statements).
  
  
• Anti-retaliation protection
  Giving a tenant notice within 6 months of a valid complaint will be presumed to be retaliatory; the landlord must disprove.

So, a lot to consider for landlords.  Whilst generally well received in some areas, it's got a mixed bag of reactions in others.  Some landlords welcome it, others have cited reasons why it will create barriers, not remove them.  So it's worth looking at those as well.

Reasons this bill may create barriers for tenants

Where the Act will make a difference is by securing those tenants who get in.  The flip side to that is that it raises the bar to get in.

It could (signs are there that it already is) reduce supply, and push costs up for everyone.

The tenants it helps most (stable, high-earning, no pets, strong credit) were already fine. The ones this bill aimed to help (low-income, benefits, families, pets) may find fewer doors open, even though the new rules are there to prevent just that very thing from happening.

Of course, these are my personal views here; nothing to prove this will happen, although some of these are and there is data to prove it.

• Fewer properties available to rent
  Landlords facing higher risks, costs, and red tape may sell up (already happening), especially smaller landlords (70% of PRS). Savills estimates 300,000 rental homes could exit the market by 2030.
  
  
• Higher rents overall
  With once-a-year increases and potential tribunal challenges, landlords will front-load rent hikes to “future-proof” against inflation or costs. Market rents may rise faster to compensate for that loss of flexibility.
  
  
• Tougher tenant vetting
  With no Section 21 to fall back on and a 16-month lock-in for new tenants, landlords could go into ultra-vetting mode!  Landlords may even resort to rental insurance more, which requires very strict tenant vetting from insurers, thus taking the heat out of landlords demanding more checks.  We may see:
  • Higher credit score demands
  • 6–12 months bank statements
  • Employer + previous landlord references
  • Guarantors, even for modest salaries Good but “borderline” tenants (e.g. self-employed, gig workers) get frozen out.
    
• Not allowing up-front payments may exclude many
  The self-employed, gig workers, contractors and others who can't always show consistency in income or employment but have the money to pay 12 months up-front, as they have saved, are at risk, as they can no longer pay up-front, landlords could exclude them due to the tougher vetting mentioned above.

• Longer void periods for landlords mean pickier choices
  Landlords may wait for the “perfect” tenant rather than risk a bad one they can’t remove for 16 months or have to enter a lengthy Section 8 process. 
  
  
• Pet premium or blanket “no” (despite the bill)
  Landlords may:
  • Add £50–£100/month “pet rent” (allowed if in tenancy agreement)
  • Require pet references/CV
  • The bill has loopholes for landlords to make it difficult for pet owners.
    
    
• Students and short-term/corporate tenants
  May get hit hard: Landlords will try and avoid periodic tenancies + 12/16-month lock-in, so they pull out of the private market. You’re left with:
  • PBSA (purpose-built student blocks) which are exempt, therefore, higher rents.
  • HMO “licence” loopholes, dodgy shared houses with fake “company lets” or fake “serviced” labels to dodge the Bill.
    
    
• Slower repairs in some cases, and fear of retaliatory eviction claims
  Some landlords delay serving notice on problem tenants (minor arrears) to avoid repair complaints triggering that six-month retaliation clock. Tenants in disrepair stay stuck in place longer.
  
  
• Regional winners and losers
  Some markets (London, Bristol, Manchester) could see a supply crunch and rent spikes. Low-demand areas could see more landlord exits and fewer choices, rising damp/decay as only bottom barrel stock remains.
  
  
• Admin burden hurts small landlords
  Portal registration, DHS compliance, new forms, Ombudsman fees = £500–£1,000/year extra per property. Many hand keys to big corporate landlords so less competition, higher fees.

I know, right? Always the overthinker!

My Steve Jobs, one more thing note

The Act hands tenants a stronger shield, as it were.  12/16 months of security, no surprise evictions, and a louder voice on rent and repairs.  But it cuts both ways.

Stripping landlords of flexibility and piling on compliance costs just risks shrinking the private rental pool, pushing smaller landlords to sell, and leaving the market to the corporates who’ll charge a premium for the privilege.

Good tenants with solid credit will still find a home; everyone else, students, gig workers, pet owners, families on benefits and others face less choice (potentially), higher bars, and steeper rents.

The Act fixes real abuses, yet in tightening the screws on bad landlords, it may quietly price the most vulnerable out of housing altogether. Security for some, scarcity for others.

That's my view on this, at least after months of thinking and listening to industry calls and reading articles on this.  Take it as you will!  And yes, it was still a wall of text, who knew that would happen!