In October 2025, the Renters’ Rights Bill passed by the UK Parliament officially came into force. It is widely regarded as the most significant reform to the rental system in England since the 1990s.
The main aim of the Bill is to make the rental market fairer, more transparent, and safer. Given that the private rented sector accounts for about one-fifth of all housing in the UK, this reform will affect millions of households and landlords.
1. From “fixed-term contracts” to “periodic tenancies”: Tenants will no longer be locked into rigid leases
Previously, rental contracts were typically set for one or two years, and breaking the agreement early often resulted in penalties. The new Bill changes this completely—residential tenancies in England will now move fully to periodic tenancies.
This means:
- Tenants may continue living month by month as long as rent is paid on time.
- Tenants who want to move only need to give two months’ notice.
- Landlords can no longer set unreasonable early-termination traps or pressure tenants into leaving.
This system prioritises the right to housing and prevents tenants from being “trapped” in substandard accommodation.
The Bill also bans landlords and agents from organising “bidding wars” on rental properties; all listings must display a clear advertised price.
2. “No-fault evictions” abolished: Tenant security is now written into law
The most notable reform is the abolition of the long-criticised Section 21 “no-fault eviction”.
This means landlords will no longer be able to evict tenants without stating a specific legal reason.
Under the new rules:
- Landlords cannot pursue eviction during the first 12 months of a tenancy.
- If a landlord needs to end the tenancy for legitimate reasons such as selling or moving in themselves, a four-month notice must be given.
- For serious rent arrears, anti-social behaviour, or property damage, landlords may still seek eviction through Section 8.
- Landlords are prohibited from retaliatory eviction if tenants raise legitimate repair concerns.
This marks a significant strengthening of tenant protections and increases landlords’ compliance obligations.
3. “Decent Homes Standard” becomes a legal requirement: Housing safety and health now regulated by law
Beyond procedural protections, the Bill introduces a legally binding Decent Homes Standard, incorporating the framework of Awaab’s Law.
This requires:
- All rental properties to meet minimum standards of habitability.
- Landlords to complete repairs within legal time limits where hazards exist (such as mould, damp, or electrical issues).
- Local authorities to intervene where necessary.
This reform was prompted by the tragic 2017 death of two-year-old Awaab, who was exposed to severe mould in his home. For the first time, “healthy housing” is being established as a statutory minimum requirement.
4. Rent increases restricted: Once per year only
Against the backdrop of rising inflation and soaring rents, the Bill limits landlords to one rent increase per year, and the increase must reflect local market conditions.
If tenants believe the increase is unreasonable, they may apply for review by the First-tier Tribunal.
Deposit rules remain unchanged:
- For properties with annual rent under £50,000, deposits are capped at five weeks’ rent.
- For annual rent over £50,000, the cap is six weeks.
- Advance rent payments cannot exceed one month.
5. Student housing, social housing and specialist tenancies: Targeted rules for different sectors
The Bill introduces specific arrangements for specialist rental categories. For example:
- University halls or purpose-built student accommodation may issue notice two weeks before the end of term.
- Private landlords letting HMOs to students must give four months’ notice to secure replacement tenants.
- The government will monitor the student rental market to prevent institutional monopolies.
These measures aim to balance seasonal demand in the student sector with landlords’ operational needs.
6. Pets, families, and tenants on benefits: Anti-discrimination protections expanded
The Bill strengthens protections for vulnerable or commonly excluded groups:
- Landlords must “reasonably consider” requests to keep pets and provide valid reasons if refusing.
- Landlords and agents may not refuse applicants solely because they receive benefits or have children.
- Landlords may still conduct credit and affordability checks.
These rules reflect a shift in UK housing policy from a property-driven model towards a more equitable housing approach.
7. Challenges and future outlook: A fairer market or a more complex system?
While the reforms aim to enhance fairness and tenant security, several challenges are anticipated:
- Landlord confidence may decline, leading some to exit the rental market, potentially worsening supply shortages.
- Courts may face increased pressure, with a surge in Section 8 applications expected.
- Local authorities will require more resources to enforce the Decent Homes Standard.
Overall, the Renters’ Rights Bill marks a structural shift in the UK rental system:
- From short-term profit towards long-term housing stability.
- From discretionary practices towards stricter regulatory oversight.
Whether you are a landlord or tenant, it is important to understand the new rules and prepare for compliance and operational changes ahead.
Legal Commentary
The enactment of the Renters’ Rights Bill signals that England’s rental system is entering a new era focused on the right to secure housing.
The market will be pushed towards greater professionalism and regulation, with compliance, transparency, and long-term stability becoming core expectations.
