Historic Renters’ Rights Act Becomes Law
Key Takeaways:
- Section 21 ‘no-fault’ evictions abolished — Tenants can no longer be evicted without reason, marking a major shift in housing law.
- Fairer balance of power — The Act protects renters from retaliatory evictions and rent hikes, while maintaining legitimate landlord rights.
- New national landlord register — Landlords must comply with a database system and new Ombudsman scheme ensuring accountability and transparency.
- Pets, discrimination and decency — Tenants can request pets, and landlords can no longer reject families or benefit claimants.
- Historic reform — The Renters’ Rights Act is the most significant housing legislation in a generation, aiming to make renting safer, fairer and more secure for millions.
A New Era for Renters
After years of campaigning and political debate, the Renters’ Rights Bill has officially become law. Receiving Royal Assent on 27 October 2025 at 7:40pm, the newly titled Renters’ Rights Act ushers in the most sweeping reform of England’s private rental market in nearly 40 years.
The Act delivers on the government’s “Plan for Change” manifesto pledge to rebalance the relationship between England’s 2.3 million landlords and 11 million tenants. For millions of renters, it represents a long-awaited shift towards stability, dignity, and fairness in housing.
At the heart of the legislation is the abolition of Section 21 “no-fault” evictions — a mechanism that allowed landlords to remove tenants without reason. This practice has long been criticised for fuelling homelessness and discouraging renters from reporting unsafe or unfair conditions.
Ending ‘No-Fault’ Evictions for Good
For decades, tenants have lived with the anxiety that a landlord could terminate their tenancy without explanation, even when rent was paid on time and the property was well maintained.
Under the Renters’ Rights Act, this ends.
The government says the reform will ensure tenants can challenge poor conditions or excessive rent rises without fear of losing their homes. It also grants renters the right to end tenancies with two months’ notice, offering flexibility without undermining stability.
Meanwhile, landlords will retain legitimate grounds to recover their property — for example, if they intend to sell, move in, or deal with persistent rent arrears. The Act strengthens these “fair possession grounds”, aiming to protect good landlords while preventing abuse of the system.
What the Prime Minister and Ministers Said
Prime Minister Keir Starmer hailed the new law as “a foundation for opportunity, safety, and a better life.”
“Every family deserves the dignity of a safe and secure home,” he said.
“For too long, millions of renters have lived at the mercy of rogue landlords or insecure contracts. We’re putting an end to that.”
Housing Secretary Steve Reed called it “the biggest leap forward in renters’ rights in a generation”, adding:
“For decades, the scales have been tipped against tenants. Now, we’re levelling the playing field — tearing down the walls of injustice and building a future where tenants are protected, respected and empowered.”
Housing Minister Matthew Pennycook said the government had “succeeded where its predecessor failed” by delivering long-promised reforms to an “insecure and unjust private rented sector.”
Key Reforms at a Glance
Here are the most significant changes renters, landlords, and letting agents need to know:
1. Section 21 Evictions Abolished
- All new and existing tenancies will move to a periodic (rolling) model.
- Landlords must provide valid, legally defined reasons to repossess a property.
- Tenants gain security and confidence to report issues without fear of retaliation.
2. Stronger and Fairer Repossession Grounds
- Landlords can still recover properties for legitimate reasons (e.g., sale, own use, serious arrears).
- Tenants can appeal excessive rent increases designed to force them out (“backdoor evictions”).
3. New Private Rented Sector Ombudsman
- A free, independent service to provide binding dispute resolution between tenants and landlords.
- The Ombudsman can order landlords to apologise, fix issues, provide compensation, or release information.
4. National Landlord & Property Database
- A new Private Rented Sector Database will centralise landlord registration, helping tenants verify compliance before renting.
- Landlords will be able to demonstrate good practice and understand their legal duties.
5. The Right to Request a Pet
- Tenants can now request to keep a pet, which landlords cannot unreasonably refuse.
- Landlords may require pet insurance to cover potential damage.
6. Decent Homes Standard & Awaab’s Law Extended
- For the first time, the Decent Homes Standard and Awaab’s Law apply to private rentals.
- Landlords must fix serious hazards within legally defined timeframes, ensuring safer and healthier homes.
7. Anti-Discrimination Protections
- It is now illegal to refuse tenants because they:
- Have children
- Receive benefits (e.g. Universal Credit, Housing Benefit)
- Have children
- The goal: fair access to housing for all.
8. End of Rental Bidding Wars
- Landlords and agents must advertise a single asking rent and cannot accept higher offers.
- This curbs the “bidding war” trend that has priced out low-income renters.
9. Local Enforcement Powers Strengthened
- Councils can impose higher penalties and are required to report enforcement activity.
- Rent Repayment Orders can now target superior landlords and impose double penalties for repeat offenders.
Reaction from Across the Housing Sector
The Act has received widespread support from renter advocacy groups — though industry leaders have urged careful implementation.
Tenant Campaigners Celebrate
Tom Darling, Director of the Renters’ Reform Coalition (which includes Shelter, Generation Rent and Citizens Advice), called the Act a “generational upgrade to renters’ rights.”
“Once the new law comes into force, Section 21 will be consigned to the dustbin of history,” he said. “Renters will finally gain crucial protections and new powers to hold landlords to account.”
Ben Twomey, Chief Executive of Generation Rent, called the legislation a “landmark day for renters across England.”
“For decades, Section 21 evictions forced renters to live in fear of being turfed out of our homes,” he said. “At last, this outdated and unfair law is being sent packing.”
Landlords Call for “Fair and Deliverable” Implementation
Ben Beadle, CEO of the National Residential Landlords Association (NRLA), said:
“After years of debate, the sector needs certainty about the way forward. The new systems must work for both tenants and responsible landlords.”
He added that the NRLA is ready to work with the government to ensure reforms are “fair, proportionate and deliverable.”
Homelessness Charities Welcome the Move
Sean Palmer, Executive Director at St Mungo’s, said the Act is “a watershed moment for tenants and a vital step in preventing homelessness.”
“We see every day the human impact of people pushed to the brink by unfair evictions and poor-quality housing. This law is a tangible step toward a country where everyone has somewhere safe and secure to call home.”
Why This Law Matters
For the first time, England’s 11 million renters will have legal protections closer to those in countries such as Germany and France, where long-term renting is common and secure.
It also sends a clear message: “good landlords have nothing to fear.” Those who comply with fair standards will benefit from greater transparency and a professionalised sector.
For tenants, the reforms bring predictability. They can now:
- Challenge unreasonable rent hikes.
- Report safety issues without fear of eviction.
- Keep pets or plan for longer-term housing stability.
In a housing market strained by soaring rents and limited supply, this represents more than a policy shift — it’s a cultural one.
Implementation Timeline
While the Act is now law, implementation will be phased. Ministers will outline the rollout over the coming weeks.
Analysts expect the reforms to begin taking effect from mid-2026, starting with:
- The abolition of Section 21 for new tenancies.
- The launch of the Landlord Database and Ombudsman scheme.
Landlords are encouraged to review tenancy templates and compliance policies now, as transitional rules will apply once the enforcement schedule is confirmed.
Parachute Law Insight
The Renters’ Rights Act will have major implications for:
- Landlords – requiring compliance with new database registration, rent rules, and ombudsman participation.
- Letting agents – facing tighter advertising, disclosure and anti-discrimination obligations.
- Tenants – gaining stronger recourse for unsafe housing, unfair rent increases and withheld deposits.
For property owners, this is the time to:
- Audit tenancy agreements and ensure lawful possession clauses.
- Update letting policies to comply with discrimination and rental-bidding rules.
- Prepare for potential ombudsman investigations.
For renters, it’s time to understand your new rights — and how to enforce them effectively.
Need Legal Help with Renting or Landlord Compliance?
Parachute Law’s property solicitors can help you navigate the new rules — whether you’re a tenant seeking advice on your rights or a landlord adjusting to the new legal framework.
We advise on:
- Tenancy disputes and evictions
- Rent increase challenges
- Landlord compliance and registration
- Anti-discrimination and housing safety standards
Book a consultation today at www.parachutelaw.co.uk
or call 0207 183 4545 to speak with a property law specialist.
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