Renters Rights Bill is Now Law: Find Out What Changes in UK Rentals

The Renters Rights Bill is now official law and has taken on the name Renters Rights Act 2025. Its passage marks the most significant reform to renting in England in over three decades. Officially approved at the end of October 2025, the legislation introduces new protections for tenants while also reshaping the responsibilities of landlords. More than 11 million people across England are expected to be directly affected by these changes, though the government has yet to confirm exact timelines for implementation.

The law aims to provide greater security and fairness for tenants, while addressing long-standing concerns over poor property conditions and the balance of power between landlords and renters. Let’s take a look at the key provisions of the Act, how it affects tenants and landlords, and the potential implications for the housing market.

Tenancy Duration & Security

One of the most notable changes under the Renters Rights Act is the shift from fixed-term leases to periodic or rolling tenancies. This means tenants can remain in a property without being locked into a 12- or 24-month contract, giving them greater flexibility and stability.

Tenants who wish to leave their rental property can now provide just two months’ notice, ending the situation where renters felt trapped in unsuitable housing. The government describes this as a solution to the “injustice of tenants being forced to pay rent for substandard properties.”

The new rules apply across England, whereas Scotland has been implementing periodic tenancy agreements since 2017. Wales and Northern Ireland continue to permit fixed-term contracts.

Eviction Rules: No More No-Fault Notices

A central feature of the Act is the abolition of Section 21 “no-fault” evictions. Previously, landlords could regain possession of a property without giving a reason, often leaving tenants with little notice.

Under the Renters’ Rights Act:

• Landlords cannot evict tenants within the first 12 months of a tenancy
• After this initial period, landlords must provide four months’ notice
• Eviction remains possible in cases of property damage, antisocial behaviour or serious rent arrears
• The threshold for arrears has increased: tenants must now owe three months’ rent instead of two to trigger eviction.

If tenants do not leave after the notice period, courts will determine whether possession is granted. Importantly, tenants cannot be evicted for raising complaints about poor property conditions.

Property Standards & Awaab’s Law

The Act also introduces enhanced safety and quality standards for rental properties. The Decent Homes Standard will become the benchmark, ensuring homes meet basic safety, health and maintenance requirements.

Additionally, under the Awaab’s Law, named in memory of two-year-old Awaab Ishak who died due to prolonged exposure to mould in his home, landlords will be required to fix hazards such as damp and mould within a specified timeframe, providing tenants with greater protection against unsafe living conditions.

Rent Increases & Market Rate Regulations

Rent changes are also more tightly controlled under the Renters Rights Act. Landlords must:

• Provide two months’ notice before increasing rent
• Limit rent increases to the “market rate”
• Tenants who believe a proposed increase is excessive can challenge the landlord at a first-tier tribunal.

The Act also ends practices such as bidding wars, where prospective tenants might be asked to pay above the advertised rent. With average UK monthly private rents rising 5.5% to £1,354 in the year to September 2025, these protections are expected to bring some relief to renters navigating a competitive housing market.

Deposits, Advance Rent & Tenant Protections

The Renters Rights Act does not change existing rules for protected deposit schemes. Landlords can still request:

• Up to five weeks’ rent for properties with annual rent below £50,000.
• Up to six weeks’ rent for properties with annual rent of £50,000 or more
• However, landlords can only request one month’s rent in advance (or 28 days for shorter rental periods).

The law also prohibits discrimination against tenants receiving benefits or those with children, ensuring that housing access is fairer. Landlords and agents are still able to perform reference and affordability checks but cannot refuse tenants arbitrarily.

Pets & Tenant Requests

Tenants will have greater rights to keep pets in their rental homes. Landlords must consider pet requests and cannot unreasonably refuse them. This change is intended to strike a balance between tenant lifestyle choices and property protection.

If a tenant believes a refusal is unfair, they will now have the right to challenge the landlord’s decision. Landlords are still able to require tenants to have pet insurance to cover any potential damage, ensuring that both parties are protected. This provision acknowledges the increasing demand for pet-friendly rentals while maintaining safeguards for property owners.

Changes for Student Accommodation

The Renters’ Rights Act also updates regulations for student housing. Tenants in purpose-built student accommodation, such as university-owned halls or private student housing companies, may now be given as little as two weeks’ notice to leave. This shorter notice period is designed to align with academic schedules and turnover in student housing.

For private landlords renting out Houses of Multiple Occupation (HMOs) to students, the rules are slightly different. If a tenancy was agreed for up to six months before the tenancy starts, landlords may evict students to allow for new tenancies, provided all residents are students and four months’ notice is given. These adjustments aim to provide flexibility for landlords while accommodating the unique demands of student tenancy cycles.

Reactions from Campaigners & Landlords

The Renters’ Rights Act has received a mix of praise and caution from stakeholders. Campaign groups such as the Renters’ Reform Coalition, which includes housing charities and advisory organisations, have welcomed the changes, calling it a “generational upgrade” for renters’ rights. Homelessness charities have highlighted that the legislation represents a positive step toward ensuring everyone has access to safe and secure housing.

On the other hand, landlord associations have expressed caution. While they acknowledge the need for fair implementation, they stress that stricter rules will require more careful tenant screening. Prospective tenants may be evaluated on their ability to pay, past rental history and any county court judgments. Landlords remain concerned about cases where tenancies go wrong and the potential strain on the court system for resolving disputes over evictions or rent challenges.

Conclusion: Renters Rights Bill Impacts Everyone

Overall, the Renters’ Rights Act represents a significant shift in England’s rental landscape. Tenants can expect greater security, fairer rent practices and stronger protections against unsafe housing conditions. Meanwhile, landlords will need to navigate new obligations, ensure compliance with updated standards and adapt their practices to a more regulated environment. 

The law is designed to balance tenant protections with property owner rights, but careful monitoring and clear communication will be key in the early months of its implementation. Tenants are encouraged to understand their new rights, while landlords should prepare for the operational and administrative changes required to meet their legal obligations.