The UK government’s major rental reform legislation has now officially become law after the Renters’ Rights Bill received Royal Assent on 27 October 2025. The new legislation represents one of the most significant changes to England’s private rental sector in decades and is designed to strengthen protections for millions of tenants.
The Act introduces a series of measures aimed at improving security for renters while maintaining legal routes for landlords to regain possession of their properties when justified.
A central feature of the reform is the abolition of Section 21 “no-fault” evictions. Previously, landlords could evict tenants without providing a reason, but under the new law this practice will be eliminated.
Instead, landlords will have to rely on defined legal grounds—such as selling the property or moving in themselves—if they want to reclaim possession. This change is intended to give renters greater stability and confidence to challenge issues like poor housing conditions or unfair rent increases.
Another major change is the removal of traditional fixed-term assured shorthold tenancies. These will be replaced by a single system of rolling periodic tenancies.
Under this model:
Tenants can end their tenancy at any time with two months’ notice.
Landlords must rely on specific legal grounds if they want to repossess the property.
Supporters say this will offer renters more flexibility while preventing sudden or unjustified evictions.
The Act introduces several other protections and regulatory changes across the rental market. These include:
Limits on how often rent can be increased, generally restricting increases to once per year.
A requirement for landlords and agents to advertise a clear asking rent, preventing bidding wars where tenants offer more than the listed price.
New rules aimed at preventing discrimination against tenants with children or those receiving benefits.
The creation of additional systems to monitor landlord practices and raise housing standards.
Although the legislation is now law, not all measures will take effect immediately. The government plans to introduce the reforms in stages throughout 2026, with some of the most significant changes—including the end of Section 21—expected to come into force from May 2026.
The Renters’ Rights Act aims to rebalance the relationship between England’s roughly 11 million renters and 2.3 million landlords, providing stronger security for tenants while preserving mechanisms for landlords to recover properties when necessary.
Supporters view the legislation as a long-overdue improvement in tenant rights, while some landlord groups warn it could create new pressures within the rental market.
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