For millions of renters across England, housing insecurity has long been a daily reality. The Renters Reform Bill, now officially the Renters’ Rights Act, promises to change that by reshaping the relationship between landlords and tenants.

As England prepares for this major housing reform, many are asking one crucial question: when will the Renters Reform Bill actually become law, and what changes will it bring to renters’ lives?

Why Was the Renters Reform Bill Introduced in the First Place?

For years, private renters across England have dealt with uncertainty and instability in their living situations. The previous laws gave landlords broad powers, allowing them to remove tenants without any explanation.

This not only left renters vulnerable to sudden evictions but also discouraged them from speaking up about poor housing conditions or unfair rent increases.

The Renters Reform Bill was introduced as a response to these long-standing problems. It aims to create a better balance between landlord rights and tenant protections.

The intention behind the legislation is to establish a fairer rental market where security, stability, and dignity are no longer optional luxuries but standard expectations for every renter in England.

What Are the Most Important Changes Introduced by the Act?

The Renters’ Rights Act brings several key updates designed to make renting more secure and balanced. While there are many new rules, these are among the most significant:

• Abolition of Section 21 so landlords can no longer evict tenants without reason
• All tenancies to become periodic, ending fixed-term contracts
• Rent increases limited to once per year with two months’ notice
• Ban on bidding wars where tenants were pressured to offer more than the listed rent
• Stronger rights to keep pets with reasonable grounds needed for refusal
• New Ombudsman to resolve disputes quickly and fairly

Each of these changes focuses on making the private rental sector safer, more transparent, and more fair.

When Will the Renters Reform Bill Become Law?

Although the Bill officially became the Renters’ Rights Act after receiving Royal Assent on 27 October 2025, its rules aren’t immediately active. The law’s implementation will take place in phases, allowing both landlords and enforcement bodies time to prepare for the changes.

According to the government, a detailed rollout plan will be published soon. The reforms are expected to be fully in force by mid to late 2026, though some measures, like the ban on Section 21 evictions, could be introduced earlier.

This phased approach is necessary to ensure the courts can handle increased caseloads and that local authorities can enforce the law effectively. In the meantime, renters and landlords are encouraged to familiarise themselves with the upcoming changes.

How Will Tenancies Function Under the New System?

Under the Renters’ Rights Act, fixed-term rental agreements will be phased out in favour of periodic or rolling tenancies. This means that rather than being tied into a six- or twelve-month contract, tenants can stay in a property for as long as they like, provided they follow the terms of the agreement, and can leave at any time with two months’ notice.

This change aims to reduce the pressure on renters who might otherwise be stuck in unsuitable or unsafe housing due to contract restrictions. It also provides flexibility for people whose work or family situations change unexpectedly.

For landlords, it means they will need to present legitimate reasons if they wish to end a tenancy. These may include selling the property, moving into it themselves, or dealing with serious breaches of the tenancy agreement by the tenant.

What Reasons Can a Landlord Use to Evict Someone Now?

With Section 21 removed, landlords must now follow a more structured process when asking tenants to leave. Acceptable grounds include substantial rent arrears, persistent antisocial behaviour, or plans to sell or move into the property.

Importantly, landlords cannot serve a notice for these reasons during the first 12 months of a tenancy. Even after that period, they must provide tenants with a minimum of four months’ notice before expecting them to vacate the property.

Any eviction must now be handled through the courts, giving tenants an opportunity to challenge the decision if they believe it is unfair. This new process ensures that evictions are not used as a tool to silence renters or avoid responsibilities.

What Circumstances Can a Landlord Use to End a Tenancy?

Under the new rules, landlords must have justified, legal grounds to evict a tenant. The most commonly accepted reasons include serious rent arrears, confirmed antisocial behaviour, plans to sell the property, or the landlord intending to move in themselves.

To help clarify the eviction notice process, here’s a breakdown of acceptable situations:

Valid Reasons for Ending a Tenancy

Reason for Eviction	Notice Period Required	Conditions or Restrictions
Selling the property	4 months	Not allowed during the first 12 months
Moving in personally	4 months	Must provide proof of intent
Rent arrears (3+ months)	Immediate	Evidence required for court proceedings
Antisocial behaviour	Immediate	Must be documented and significant

This approach ensures tenants are treated fairly and given sufficient time to prepare if they must leave.

Can Renters Still Be Asked to Bid Higher Than the Listed Price?

No. One of the key reforms under the new law is the ban on rental bidding wars. In the past, it was common for landlords or agents to encourage prospective tenants to offer more than the listed rent, especially in high-demand areas. This often created unfair competition and priced out lower-income applicants.

Now, landlords must list a clear asking price and are not permitted to accept offers above that figure. Any attempts to bypass this rule could result in enforcement action and penalties.

This move is designed to create a more transparent and equal housing market, where tenants are selected based on merit and affordability, not their willingness to overpay.

What If a Tenant Wants to Keep a Pet in Their Rental Property?

The Renters’ Rights Act gives tenants the right to request permission to keep a pet, and landlords must respond within 28 days. If a landlord wants to refuse, they need to provide a valid reason, such as building restrictions, safety concerns, or other limitations that would make pet ownership inappropriate.

The law strikes a balance by allowing landlords to request pet insurance to cover potential property damage. However, they can no longer issue blanket bans on pets or reject requests without good cause.

This reform acknowledges the emotional importance of pets for many people, particularly those living alone or with disabilities, and helps make rentals feel more like home.

Are Tenants on Benefits or With Children Still Being Discriminated Against?

One of the most progressive aspects of the new law is the ban on discrimination against tenants who receive benefits or have children. In recent years, many applicants were turned away simply because of their income source or family status.

Now, it is illegal for landlords or letting agents to reject a rental application solely based on whether someone claims housing support or has dependents. Terms like “no DSS” or “no children” are no longer permitted in property listings.

This ensures that all potential tenants are judged fairly and that vulnerable families have a better chance of securing safe and secure housing.

How Will the Law Be Enforced Once It’s in Effect?

To ensure these reforms are more than just words on paper, the government is establishing a Private Rented Sector Ombudsman. This body will provide a fast, accessible, and legally binding resolution service for disputes between tenants and landlords.

Additionally, a new landlord database will be introduced, requiring landlords to register and demonstrate compliance with housing standards. Local councils will also gain stronger enforcement powers, including the ability to issue civil penalties and demand reports on property conditions.

Laws such as Awaab’s Law, which requires landlords to fix serious hazards within specific timeframes, will now apply to the private rented sector. This creates a more accountable system that places tenant safety and wellbeing at the forefront.

Conclusion

The Renters’ Rights Act represents a powerful shift in the housing landscape. For the first time in decades, renters in England are gaining real legal protections, more control over their homes, and a stronger voice in the rental relationship.

Although the rollout will take time and there will be challenges along the way, this legislation sends a clear message: renting a home should not come at the cost of stability, dignity, or basic rights.

As the reforms begin to take shape, both landlords and tenants will need to adapt. But with the right guidance, cooperation, and oversight, the private rental sector in England can become a place where everyone, regardless of income, status, or family structure, has the opportunity to live securely and with peace of mind.

Frequently Asked Questions

Is the Renters Reform Bill already law?

Yes, it became law after receiving Royal Assent on 27 October 2025. However, implementation will occur in phases over 2026.

Can my landlord still evict me without a reason?

No, landlords must now have valid legal grounds to end a tenancy.

When can rent be increased under the new rules?

Rent can be increased once per year, and landlords must give two months’ notice.

Will landlords still be allowed to refuse tenants with pets?

Only if they have a valid reason. Blanket bans on pets are no longer allowed.

What happens if I’m asked to pay more than the advertised rent?

That is now illegal. You can report this to the Ombudsman or local authorities.

Are students covered by these changes?

Most students are covered, but purpose-built student housing may have separate rules.

Can I still be rejected for renting if I receive Universal Credit?

No, the new law prohibits discrimination based on benefits or family status.