The Renters’ Rights Bill will move to Royal Assent, marking one of the most significant overhauls of England’s private rented sector in decades. The new Act brings sweeping reforms, from banning “no-fault” evictions to introducing stronger quality standards and clearer rules for landlords. A handful of last-minute amendments were added before passage, following intense debate right up to the final parliamentary stages.

A Reminder of The Key Features of the Renters’ Rights Bill

• End of Section 21 “no-fault” evictions: Landlords can no longer evict tenants without a valid reason, replacing the current system with fair-cause grounds under Section 8.
• Abolition of fixed-term tenancies: All new tenancies will become periodic, providing greater flexibility and long-term security for renters.
• Limits on rent increases: Rent can only rise once per year via a Section 13 notice, with tenants able to challenge unreasonable hikes through the tribunal system.
• Introduction of the Decent Homes Standard: For the first time, all privately rented homes must meet minimum quality and safety standards.
• Ban on rental bidding wars: Landlords and agents can no longer accept offers above the advertised rent price.
• Creation of a new landlord ombudsman and digital property portal: Designed to improve transparency, accountability, and access to redress.
• Protection against discrimination: Landlords cannot refuse tenants based on children or benefits. Tenants will also find it easier to keep pets, provided reasonable conditions are met.
• Implementation of “Awaab’s Law”: Requires landlords to address serious hazards such as damp and mould within specified timeframes.

Last-Minute Changes Before Royal Assent

• Shared-ownership properties were exempted from the standard 12-month letting ban.
• A proposal for a separate pet damage deposit was rejected, along with calls for greater landlord flexibility around pet permissions.
• The Decent Homes Standard will now also apply to Ministry of Defence (MoD) housing after a late Liberal Democrat amendment.
• Purpose-built student accommodation will be exempt from some elements of the reforms.
• Transitional rules for rent in advance were clarified to smooth implementation.
• Plans to require pet insurance as a tenancy condition were dropped.
• Local authorities gained expanded rights of entry to investigate unlicensed rentals.
• Minor adjustments were made to joint tenancy rules and how rent levels follow tribunal appeals.

Implementation and Next Steps

While Royal Assent is being completed, the Government has not yet confirmed a detailed implementation timetable.

Major provisions, such as the abolition of Section 21, are expected to take effect between April and June 2026, following consultation and secondary legislation. Other measures, including the Ombudsman scheme and Decent Homes Standard, may arrive later in phased roll-outs.

In the meantime, further guidance and commencement regulations will be published to help landlords, agents, and tenants prepare.

Stakeholders across the sector are already gearing up for change, balancing the welcome strengthening of renters’ rights with the need for a practical transition period to adapt systems and processes.