Renters' Rights Bill receives Royal Assent to become law

The government’s Renters’ Rights Bill has now received Royal Assent, and is soon to become law. 

The landmark legislation aims to create a more transparent rental market for tenants, but also introduces important new responsibilities and considerations for landlords.

Our blog explores what’s changing, how it affects landlords, and what steps you should take now to stay compliant and protect their investments.

The end of 'no-fault' evictions (Section 21)

One of the most significant changes in the Renters’ Rights Act is the abolition of Section 21 ‘no-fault’ evictions.

Under the new law, landlords will no longer be able to regain possession of a property simply by issuing notice — they’ll need to rely on approved grounds for possession, such as rent arrears, property sale, or anti-social behaviour.

What this means for you:

• Regaining possession will require evidence-based grounds, under Section 8 or equivalent legislation.
• Tenancy management, record-keeping and communication will become even more important.
• Eviction timelines may lengthen slightly, so good tenancy management and professional advice will be crucial.

A move to periodic tenancies

Fixed-term assured shorthold tenancies (ASTs) are being phased out.
In their place, new periodic tenancies will continue indefinitely until the tenant gives notice or the landlord ends the tenancy on valid legal grounds.

What this means for landlords:

• You’ll have less control over tenancy end dates, so planning around refurbishments or re-letting will need a longer-term approach.
• Proper notice procedures will be essential.
• Tenants will enjoy greater security, which may encourage longer stays and reduce void periods.

Our agency can provide updated tenancy templates and advise on structuring agreements that balance flexibility with compliance.

New letting standards and tenant protections 

The Renters’ Rights Act also brings in wider reforms designed to improve standards and tenant experience across the private rented sector.

Key measures include:

• A ban on rent bidding, preventing tenants from offering above-listed rents to secure a property.
• New rules around pets, giving tenants the right to request a pet and requiring landlords to consider such requests reasonably.
• Tighter limits on upfront costs such as rent in advance or holding deposits.
• A new private rented sector database and ombudsman, introducing more transparency and accountability.

Implementation timeline

The Renters' Rights Act received Royal Assent on 27th October 2025. It is expected that its implementation will be introduced gradually, beginning in 2026. 

To prepare, we recommend landlords take proactive steps now.

• Review your tenancy agreements to ensure they are flexible enough to adapt to the new periodic tenancy structure.
• Audit your property standards and check your properties meet current safety and maintenance requirements.
• Update possession strategies and consider what valid grounds may apply if you need to regain possession.
• Assess your rent review processes - transparency around rent setting will be key.
• Stay compliant with upcoming registration and redress schemes

The Renters’ Rights Act 2025 represents a new chapter for the private rented sector.
For landlords who plan ahead and maintain professional standards, this transition can strengthen both compliance and tenant relationships — leading to more stable, sustainable rental income.

If you’d like personalised advice on how these changes affect your property portfolio, contact our lettings team today.

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