Last Updated on AUG 20, 2026

The Renters Reform Bill is no longer awaiting implementation. It became the Renters’ Rights Act 2025 after receiving Royal Assent on 27 October 2025, and the first major phase of reforms for England’s private rented sector came into force on 1 May 2026.

Section 21 ‘no-fault’ evictions have now been abolished for private assured tenancies, existing assured shorthold tenancies have largely moved to assured periodic tenancies, and new rules cover rent increases, rental bidding, pets and discrimination against renters with children or receiving benefits.

However, the entire Act has not yet been implemented. The Private Rented Sector Database is due to begin rolling out from late 2026, mandatory landlord membership of the new Ombudsman is expected in 2028, and implementation dates for Awaab’s Law in the private rented sector remain to be confirmed.

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.

The Renters’ Rights Act has already introduced several major changes to England’s private rented sector from 1 May 2026:

• Section 21 Abolished: Private landlords can no longer use Section 21 ‘no-fault’ eviction for assured tenancies
• Assured Periodic Tenancies: Existing assured shorthold tenancies and new assured private tenancies generally operate on a rolling basis rather than having fixed end dates
• Rent Increases Restricted: Landlords generally can increase rent only once a year using the Section 13 process and must provide at least two months’ notice
• Rental Bidding Banned: Landlords and letting agents cannot ask for, encourage or accept offers above the advertised rent
• Pet Requests Strengthened: Tenants can make a written request for a pet and landlords cannot unreasonably refuse consent
• Rental Discrimination Banned: Landlords and agents cannot discriminate simply because an applicant receives benefits or has children
• Stronger Council Enforcement: Local authorities have additional enforcement and investigatory powers, while further measures including the PRS Database and Landlord Ombudsman are being introduced separately

These rules do not apply identically to every type of accommodation. For example, social housing has a separate implementation timetable, while qualifying private purpose-built student accommodation can be exempt from parts of the assured tenancy system.

When Did the Renters Reform Bill Become Law?

The Renters Reform Bill has already become law. It received Royal Assent on 27 October 2025, becoming the Renters’ Rights Act 2025.

The most significant changes affecting England’s private rented sector then came into force on 1 May 2026.

These included the abolition of Section 21 ‘no-fault’ evictions, the introduction of assured periodic tenancies, revised possession grounds, new rent-increase procedures, restrictions on rental bidding, protections against rental discrimination and stronger rights for tenants requesting pets.

The Act is nevertheless being implemented in phases. From late 2026, the government plans to begin a regional rollout of the Private Rented Sector Database.

The new landlord Ombudsman will follow later, with compulsory landlord membership currently expected in 2028. Awaab’s Law and the Decent Homes Standard for privately rented homes will form a later phase, with final commencement dates still to be confirmed.

There is also an important transitional point. Landlords who served certain Section 21 or Section 8 notices before 1 May 2026 had limited time to begin possession proceedings.

GOV.UK states that if a qualifying pre-May notice was not used to apply to court by 31 July 2026, it is now too late to rely on that notice and the newer rules will normally apply.

How Do Tenancies Function Under the New System?

Since 1 May 2026, existing assured shorthold tenancies in England’s private rented sector have generally become assured periodic tenancies, while new assured tenancies are also created on a periodic basis.

Instead of having a fixed contractual end date, these tenancies continue on a rolling basis, commonly from month to month or week to week.

A tenant can normally end an assured periodic tenancy by providing two months’ written notice, although the landlord and tenant can agree in writing to a shorter notice period.

For landlords, ending a tenancy now depends on establishing an appropriate statutory possession ground rather than relying on Section 21.

Grounds can include wanting to sell the property, the landlord or a close family member intending to occupy it, qualifying rent arrears, tenancy breaches or antisocial behaviour.

Importantly, different possession grounds have different conditions and notice periods. The 12-month protected period applying to selling or moving into a property should not be confused with the rules governing rent arrears or antisocial behaviour.

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.

Different eviction grounds have different rules. For Ground 1, where the landlord or a qualifying family member intends to move in, and Ground 1A, where the landlord intends to sell, possession cannot be required during the first 12 months of a new tenancy.

These grounds require at least four months’ notice. A notice can be served earlier, but it cannot require possession before the protected 12-month period has ended.

Other grounds operate differently. Under mandatory Ground 8, for example, a tenant generally needs to owe at least three months’ rent, or 13 weeks where rent is paid weekly or fortnightly, both when notice is served and at the possession hearing.

The notice period is four weeks, not immediate. Certain serious antisocial-behaviour grounds can allow a landlord to begin possession proceedings immediately.

If the tenant does not leave after a valid possession notice expires, the landlord will generally need to apply to court for a possession order rather than simply removing the tenant themselves.

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	Current Notice Position	Important Restriction
Landlord Or Family Moving In – Ground 1	4 Months	Possession cannot be required within first 12 months
Selling The Property – Ground 1A	4 Months	Possession cannot be required within first 12 months
Serious Rent Arrears – Ground 8	4 Weeks	Normally at least 3 months’ or 13 weeks’ qualifying arrears
Antisocial Behaviour – Ground 14	Proceedings May Begin Immediately	Court must consider the discretionary ground
Severe ASB/Specified Criminal Behaviour – Ground 7A	Proceedings May Begin Immediately	Mandatory ground where statutory requirements are satisfied

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 strengthens tenants’ rights to request a pet, but landlords cannot require tenants to buy pet insurance as a condition of the tenancy.

If a pet causes damage, the landlord may use the tenancy deposit to cover eligible costs or, where the tenant voluntarily holds suitable insurance, a relevant insurance claim may apply. Landlords must also consider pet requests properly and cannot unreasonably refuse consent.

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 Is the Renters’ Rights Act Being Enforced?

The Renters’ Rights Act provides for a new Private Rented Sector Landlord Ombudsman, but compulsory membership has not yet begun. The government currently plans to make membership mandatory for private landlords in 2028.

Once fully operational, the Ombudsman is intended to give tenants an independent route for resolving certain disputes with landlords without immediately going to court.

Local councils already have stronger powers to investigate and enforce key Renters’ Rights Act requirements that came into force on 1 May 2026, including rules covering the new tenancy system and rental bidding.

Further infrastructure is still being introduced.

The government plans to begin the regional rollout of the Private Rented Sector Database from late 2026, with landlords eventually required to register themselves and relevant properties.

The Renters’ Rights Act also provides for Awaab’s Law to be extended to the private rented sector, introducing requirements for landlords to address serious housing hazards within specified timescales.

However, these private-sector requirements are not yet in force, and the government has not confirmed their commencement date. Further consultation and implementation work is expected before the rules take effect.

Conclusion

The Renters Reform Bill is no longer a proposal waiting to become law. It became the Renters’ Rights Act 2025 on 27 October 2025, and the most significant reforms affecting England’s private rented sector have been in force since 1 May 2026.

Private landlords can no longer rely on Section 21 ‘no-fault’ evictions for assured tenancies, assured shorthold tenancies have largely moved to a periodic system, rental bidding is prohibited, rent increases are more tightly regulated, and renters now have stronger protections when requesting pets or applying for homes while receiving benefits or having children.

However, implementation is not complete. The Private Rented Sector Database is due to start rolling out from late 2026, mandatory Landlord Ombudsman membership is currently expected in 2028, and the timetable for extending Awaab’s Law and the Decent Homes Standard to private rentals remains to be confirmed.

Frequently Asked Questions

Is the Renters Reform Bill already law?

Yes. It became the Renters’ Rights Act 2025 after receiving Royal Assent on 27 October 2025. The main private-renting reforms came into force on 1 May 2026, although further measures are still being introduced in later phases.

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?

Landlords and letting agents cannot ask for, encourage or accept an offer above the advertised rent. If you believe the rental bidding rules have been breached, you can report the matter to your local council, which has enforcement powers and may impose a financial penalty.

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.