What Just Happened to the Renters Reform Bill, And Why Does It Matter? How long have renters in England waited for genuine, lasting protections from unfair evictions, rising rents, and substandard housing? That question has finally been answered. On 27 October 2025 at 7.40pm, the long-anticipated Renters’ Rights Bill received Royal Assent, making it official UK law and enshrining into legislation the most extensive set of tenant protections in over four decades.
Now formally known as the Renters’ Rights Act, this legislation doesn’t just tinker with existing rules, it transforms how renting works in England. The Act marks a major policy shift that seeks to rebalance the rights of the UK’s 11 million renters and 2.3 million private landlords, ending what many have described as a system that disproportionately favoured landlords and left tenants exposed to unfair practices.
This is not just a bureaucratic victory, it’s a social turning point. The question now isn’t if the Renters Reform Bill will become law. It already has. The new focus is what it means, when each provision takes effect, and how landlords, letting agents, and tenants should respond.
When Did the Renters’ Rights Act Become Law?
After years of consultation, legislative wrangling, and lobbying from campaigners, the Renters’ Rights Act officially became law on 27 October 2025. It passed through both Houses of Parliament and received Royal Assent during an evening session, ending years of speculation about the bill’s future.
The legislation delivers on a manifesto promise made by the UK Government as part of its wider Plan for Change, a national effort to strengthen housing rights, improve local communities, and reduce homelessness.
The announcement was made by the Ministry of Housing, Communities and Local Government and endorsed publicly by Prime Minister Keir Starmer, Housing Secretary Steve Reed, and Housing Minister Matthew Pennycook.
What Is the Purpose of the Renters’ Rights Act?
The Renters’ Rights Act exists to correct a significant power imbalance that has long plagued England’s private rented sector. Its core intention is to improve stability, reduce evictions, enhance living standards, and protect vulnerable tenants.
One of the most important changes is the abolition of Section 21 “no-fault” evictions. This mechanism had long allowed landlords to evict tenants without having to give a reason, which often led to people losing their homes unexpectedly, including those who reported dangerous or unfit living conditions.
Prime Minister Keir Starmer described the legislation as a moral obligation, stating:
“Every family deserves the dignity of a safe and secure home… No child should grow up without one.”
The law aims to build a fairer, safer and more accountable private rented sector, one that serves the interests of both tenants and responsible landlords.
What Are the Key Changes Introduced by the Renters’ Rights Act?
The Act introduces wide-ranging reforms that touch on almost every aspect of renting in England. Unlike previous piecemeal legislation, this is a comprehensive, structural change. Here’s a detailed summary of the most critical reforms:
| Area of Reform | Key Change |
| Evictions | Section 21 ‘no-fault’ evictions abolished. Landlords must provide a legal reason to repossess a property. |
| Tenancy Types | All assured tenancies become periodic. There are no more fixed-term contracts that trap tenants. |
| Rent Increases | Tenants can challenge excessive, above-market rent hikes designed to force them out. |
| Pets in Rentals | Tenants can request to keep pets, and landlords can’t unreasonably refuse. Pet insurance may be requested. |
| Discrimination Ban | Illegal to reject tenants based on receiving benefits or having children. |
| Rental Bidding | Landlords and agents can no longer encourage or accept offers above the advertised rent. |
| Minimum Housing Standards | The Decent Homes Standard and Awaab’s Law now apply to the private rented sector. |
| Landlord Accountability | A new Private Rented Sector Ombudsman offers fast, binding dispute resolution. |
| Transparency & Data | A new national landlord database helps tenants make informed choices and promotes compliance. |
| Council Enforcement | Councils gain stronger investigative powers and can issue higher penalties to bad landlords. |
This set of changes is not just technical, it is deeply personal to millions of individuals and families who rely on the private rental market to live, work and raise children.
How Does the Act Support Tenants in Practice?
The abolition of Section 21 is perhaps the most widely celebrated part of the law, particularly by housing campaigners and charities who have for years pointed out how it discouraged renters from speaking out against poor living conditions.
With its removal, renters will be more empowered to:
- Challenge unfair treatment without fear of being evicted in retaliation
- Report unsafe or substandard housing to the authorities
- Request reasonable changes, such as having pets or adjusting contract terms
- End tenancies themselves with a minimum of two months’ notice
The reforms also eliminate exploitative practices like rental bidding wars and provide a legal route to challenge unaffordable rent increases.
Campaigners like Tom Darling of the Renters’ Reform Coalition called the legislation a “generational upgrade to renters’ rights,” noting that it took over a decade of advocacy to reach this moment.
What Safeguards Are in Place for Landlords?
While the reforms are tenant-focused, they are not one-sided. The Act is designed to support good landlords while holding bad actors accountable. Responsible property owners can still regain possession of their properties under specific legal grounds, such as:
- Wanting to sell the property
- Needing to house close family members
- Significant breach of tenancy terms by the tenant
The law also introduces a framework that will streamline compliance through a national database and reduce disputes via the newly created Private Rented Sector Ombudsman, which provides impartial and binding resolutions.
Ben Beadle, Chief Executive of the NRLA, stated:
“The sector needs certainty about the way forward. This is the most significant shake-up of the rental market in almost 40 years… We must now ensure that the reforms are implemented in a way that is fair, proportionate and deliverable.”
When Will the Provisions Be Implemented?
Although the Renters’ Rights Act is now legally in force, most of its provisions will be rolled out gradually. The government has committed to providing a full implementation schedule in the weeks following Royal Assent.
It is anticipated that some part, such as the formation of the Ombudsman, the national landlord database, and clear guidance on tenancy changes, will come into effect in early to mid-2026. Landlords and letting agents will be given adequate time to comply, while local authorities and tenants will receive guidance on how to navigate the new framework.
Until the official timeline is published, stakeholders are advised to prepare proactively for the coming changes.
What Should Tenants and Landlords Do Now?
Preparation is key to ensuring smooth compliance. While specific deadlines are still to be confirmed, both tenants and landlords should begin familiarising themselves with the Act’s provisions.
For tenants, this includes understanding new rights around rent increases, pet requests, and eviction protections. They should begin reviewing tenancy agreements, keeping clear documentation, and consulting legal or advisory services if needed.
For landlords, now is the time to audit rental agreements, ensure properties meet the Decent Homes Standard, and prepare for registration with the national database. Letting agents must also align their practices with the law, particularly concerning rental advertising and discrimination protections.
Why Is This Considered a Historic Moment?
This legislation is more than a political milestone, it’s a social correction. The Renters’ Rights Act was shaped not just by policymakers but by decades of effort from campaigners, charities, and renters themselves, many of whom have experienced homelessness, housing insecurity, or discrimination.
Sean Palmer, Executive Director at St Mungo’s, highlighted the deeper social implications:
“Affordable, accessible private rented housing is essential for preventing homelessness… This is a tangible step toward ensuring everyone has somewhere safe and secure to call home.”
As the UK grapples with rising living costs and a housing shortage, this legislation could not come at a more urgent time.
FAQs About the Renters’ Rights Act
Is Section 21 banned immediately?
Yes. As of 27 October 2025, Section 21 evictions have been abolished. However, landlords may still evict under reasonable grounds defined by law.
When will other parts of the Act take effect?
The government will announce a rollout schedule soon. Full implementation is expected by mid-2026.
What happens to existing tenancy agreements?
They will likely be phased into the new framework. Guidance will be provided to landlords and tenants on how to update existing agreements.
Can tenants request pets in their rentals now?
Yes, but the law allows landlords to request pet insurance. They cannot refuse requests without a valid reason.
Are rent bidding wars now illegal?
Yes. Landlords and agents must list a fixed asking price. Accepting offers above that rate is now prohibited.
Can landlords still evict for legitimate reasons?
Yes. Grounds like selling the home, anti-social behaviour, or rent arrears still allow for legal eviction, but with more process and oversight.
How will tenants report issues under the new law?
The new Private Rented Sector Ombudsman will provide a fast, impartial route for complaints and dispute resolution.
