The Renters’ Rights Act explained - what does it mean for landlords and tenants

Renters’ Rights Bill is formally approved

I do not know what the record is for the longest time it has taken a piece of legislation to move from being a Bill through to being enacted as law but I imagine the Renters’ Rights Act may be a contender for the record.  The Bill finally received Royal Assent on 27 October 2025 having been proposed and debated in different forms and under different names and Governments since 2018.

The Act is probably the most significant change to the legislation governing the private rental sector in England and Wales and specifically Assured Shorthold Tenancies since the Housing Act 1988 came into force in 1989.

When will the Renters’ Rights Act come into force?

It was announced today (14 November 2025) that much of the new Act will be in force from 1 May 2026.

What does the Renters’ Rights Act mean for landlords and tenants?

Most Landlords will know some of the highlights of the new Act, which are:

• No more Assured Shorthold Tenancies;
• All Tenancies will all be periodic with no fixed terms;
• Tenants will be able to serve notice to vacate at any time;
• No more Section 21 Notices and so called “no fault” evictions;
• Grounds for possession amended and extended plus some new grounds - some 28 mandatory grounds for possession and 12 discretionary grounds;
• Rent increases by agreement or by way of a Section 13 Notice;
• Tenants can ask to keep a pet(s), consent not to be unreasonably withheld;

What are the implications of the Renters’ Rights Act for landlords and tenants?

I understand that demand in the private rental sector remains high but it is likely that some landlords will chose to sell up and leave the market meanwhile many landlords will continue to let their properties and tenants will continue to rent and over time all interested parties will no doubt become used to a new legislation. Nevertheless, there will likely be some upheaval in the market.  It is going to take landlords, letting agents, lawyers and tenants time to become accustomed to the changes that the Act will bring.

From the landlord’s point of view it will be important to ensure that every landlord is managing their property in a more hands on way and treating the management of their property more proactively than in the past. Many landlords will want to seek advice in order to be guided through the new legislation: as always “prevention is better than cure”.

For example, a tenant falling into rent arrears now cannot be served with a Section 8 Notice until they have been in arrears for 3 months and the Notice itself has to run for 4 weeks.  So a tenant falling into arrears may well be as much as 4 months in arrears before a landlord can issue proceedings for possession in the County Court.

Many landlords will have experienced how long it can take to evict a tenant through the County Court system and despite the new Act coming into force to date there appear to have been no steps taken to streamline the Court process or to provide the Courts with any additional funds to help reduce the current backlog and delays  in possession claims in the County Court system.

It will be very interesting to see how the new legislation is welcomed (or not) by landlords and tenants alike as well professionals working in this market.

How our Dispute Resolution team can help you

At Thackray Williams, our team of expert dispute resolution solicitors in London, Kent and the South East act for landlords and tenants in relation to both residential and commercial property disputes.  We are on your side through every step of the process.  Our dispute experience and expertise will help you resolve your dispute efficiently and effectively with minimum fuss, stress and cost.  

If you have any questions about the The Renters’ Rights Act and what it might mean for you, please contact me, Andrew Raby, Head of Landlord & Tenant Disputes, on 01732 496450.