Renters’ Reform Bill 2025 FAQs

The Renters’ Reform Bill was the government’s proposed legislation to overhaul the private rented sector in England. It has now become law as the Renters’ Rights Act 2025, introducing major changes such as the abolition of no-fault evictions (Section 21), the move to rolling tenancies, stronger tenant protections, and tougher enforcement of housing standards.

The Renters’ Reform Bill became law when it received Royal Assent on 27 October 2025, at which point it became the Renters’ Rights Act 2025. However, its main legal changes are being introduced in stages.

The most significant reforms (including the abolition of Section 21 no-fault evictions and the move to rolling tenancies) are expected to come into force from 1 May 2026, with further measures, such as the new landlord register and ombudsman, being phased in after that.

Yes. The Renters’ Reform Bill — now the Renters’ Rights Act 2025 — will apply to both new and existing tenancies, but it will be introduced in phases.

Existing assured shorthold tenancies will automatically convert to the new rolling periodic tenancy system when the relevant sections of the Act come into force (expected from May 2026). From that point, Section 21 will no longer apply, even to current tenants.

Section 21 “no-fault” eviction notices will no longer be valid from 1 May 2026, the date the new tenancy regime under the Act comes into force. Landlords can still serve a valid Section 21 notice up until 30 April 2026. If a valid notice is served before then, eviction proceedings can continue.

For landlords, the Renters’ Reform Bill (now law as the Renters’ Rights Act 2025) brings major changes to how private tenancies are managed in England.

Key impacts include:

• Section 21 no-fault evictions will be abolished, meaning landlords must use specific legal grounds to regain possession.
• All tenancies will become rolling (periodic), replacing fixed term assured shorthold tenancies.
• Rent increases will be limited to once per year, with proper notice and the right for tenants to challenge excessive rises.
• A new Private Rented Sector Ombudsman and landlord register will increase regulation and accountability.
• Stricter property standards will apply through the Decent Homes Standard.
• Greater tenant rights, including stronger protections around pets and discrimination.

Landlords will retain the right to regain their property, but only through clearer, more tightly regulated processes.

Under the Renters’ Reform Bill — now in force as the Renters’ Rights Act 2025 — tenants in England gain stronger rights and protections, including:

• No more Section 21 “no-fault” evictions – landlords must have a valid legal reason to evict.
• All tenancies become rolling (periodic) – fixed-term assured shorthold tenancies end.
• Limits on rent increases – rises can only happen once per year, with proper notice and the right to challenge.
• Right to request a pet – landlords must consider requests fairly and cannot impose blanket bans.
• Stronger protection from discrimination – including against tenants with children or those in receipt of benefits.
• Higher property standards – homes must meet the Decent Homes Standard.
• Access to a new ombudsman – providing a clearer route for complaints and dispute resolution.

The new rules give tenants greater security, fairness, and legal protection.

No. Under the new rules, tenants cannot sign fixed-term tenancies.

All new tenancies are periodic from day one, with no fixed end date. Tenants can leave at any time by giving the required notice, and landlords can only seek possession using a valid Section 8 ground.

A tenant must give two months’ notice to leave from 1 May 2026 onwards. Any contract term requiring a tenant to give more notice than this will be legally ineffective, even if it appears in the tenancy agreement.

From 1 May 2026, all tenancies become periodic by law, so the statutory two-month notice applies.

Under the Renters’ Rights Act 2025, fixed-term tenancies are abolished and replaced with periodic tenancies from day one, and landlords can no longer use Section 21.

For student housing, this means:

• Purpose-built student accommodation (PBSA) is exempt and can continue to use fixed-term tenancies linked to the academic year.
• All other student rentals, such as shared houses or flats rented from private landlords, fall under the new rules and must be periodic, with possession only possible using Section 8 grounds.

Since Section 21 has been abolished, landlords can only evict tenants by using Section 8, relying on a valid legal ground for possession. These include rent arrears, breach of tenancy, selling the property, or the landlord (or a close family member) moving back in.

The landlord must give the correct notice, prove the ground applies, and obtain a court order if the tenant does not leave.

If a tenant falls into rent arrears under the new rules, a landlord can seek possession using Section 8.

Where the tenant meets the threshold for serious or persistent rent arrears, the landlord may rely on a mandatory ground for possession, meaning the court must grant possession if the arrears are proven. The landlord must give the required notice and, if the tenant does not pay or leave, apply to the court for a possession order.

Yes. Under the new rules, a landlord can evict a tenant to sell the property using a Section 8 ground.

The landlord must:

• rely on the specific possession ground for selling,
• give the required notice (usually four months), and
• follow the legal process, including a court order if the tenant does not leave.

This ground cannot usually be used in the early months of a tenancy, to prevent misuse.

Under the Renters’ Reform Bill (now law as the Renters’ Rights Act 2025) there is no fixed maximum percentage that a landlord can increase rent by.

Instead:

• Rent can only be increased once per year
• Landlords must give at least two months’ notice
• Any increase must be in line with local market rent
• Tenants can challenge the increase at a tribunal if they believe it is excessive

So, while there is no set cap (such as 5% or 10%), landlords cannot impose unreasonable or above-market rent rises without the risk of legal challenge.

Rent bidding is banned under the Renters’ Rights Act 2025.

Landlords and agents cannot invite or accept offers above the advertised rent, and tenants must not be pressured to offer more than the stated price. Any attempt to solicit or agree higher bids would be unlawful under the new regime.

Under the Renters’ Rights Act 2025, landlords cannot require several months’ rent in advance as a condition of granting or continuing a tenancy.

Rent can still be paid in advance in the normal payment cycle (for example, monthly), but demanding large upfront sums is not permitted.

If a landlord agrees to a pet, they can require the tenant to take out and maintain pet insurance to cover potential damage to the property. The landlord cannot charge an additional deposit for the pet beyond the capped tenancy deposit.

When a tenancy becomes periodic, the existing deposit remains in place and must continue to be protected in an approved tenancy deposit scheme. It does not need to be repaid or re-protected simply because the tenancy has converted to a periodic one.

Awaab’s Law requires landlords to investigate and fix serious hazards (particularly damp and mould) within strict legal timeframes.

Under the Renters’ Rights Act 2025, this duty is extended to private landlords. Failure to comply can lead to enforcement action and penalties by the local authority.

The Landlord Redress Scheme (Ombudsman) is a mandatory complaints service that allows tenants to escalate unresolved complaints about their landlord.

Under the Renters’ Rights Act 2025, all private landlords must join an approved Landlord Ombudsman scheme. If a landlord fails to join, they can face financial penalties and may be restricted from regaining possession of their property.

If a landlord does not join the Digital Landlord Register required under the Renters’ Rights Act 2025:

• they can face financial penalties imposed by the local authority, and
• they may be barred from seeking possession of their property through the courts until they are properly registered.