Renters Rights: What It Means for Landlords and Tenants

The long-awaited Renters Rights Act has now become law, marking one of the most significant shake ups to the private rental sector in decades. Designed to offer greater security and fairness for tenants, while maintaining a balanced framework for landlords, the changes aim to modernise how renting works across England.

Although now law, not all of the changes will take effect immediately. Implementation will occur in stages through secondary regulations, allowing landlords, tenants, and agents time to prepare. Many of the key provisions, such as the end of no-fault evictions and new rules around rent increases, are expected to come into force in early 2026. Until then, existing tenancy rules remain in place, and the Government has confirmed it will provide guidance and support to help everyone transition smoothly to the new system.

Key Changes Explained

1. The end of “no-fault” evictions

Section 21 notices will be scrapped, meaning landlords can no longer ask tenants to leave without a valid reason. Instead, landlords will need to rely on new and improved grounds for possession, such as selling the property or moving back in themselves. They will also need to give at least four months’ notice in those cases, and these grounds cannot be used within the first 12 months of a tenancy.

From our perspective, this will likely provide added reassurance for tenants.

2. Rent increases limited to once a year

Landlords will now be able to raise rent only once every 12 months, and they must give tenants two months’ notice before doing so. Increases must also reflect local market conditions rather than arbitrary figures.

In practice, this should bring more transparency and stability to the rental market, helping tenants plan and budget more easily , whilst giving landlords and their agents the ability to align rents with the market rates.

3. Tenants can challenge unfair rent rises

If a tenant feels a proposed increase is excessive, they will have the right to refer it to a tribunal for review. The tribunal will assess whether the new rent aligns with market values and can lower it if deemed unreasonable.

We see this as a positive step in protecting tenants from sudden, unrealistic jumps in rent, while ensuring landlords who charge fair rates are not penalised. What we don't know is how long a tribunal may take should the tenants disagree.

4. Fairer access for pet owners and families

Landlords will no longer be able to unreasonably refuse pets. It will also be illegal to reject potential tenants simply because they have children or receive benefits.

As estate agents, we expect this to open up more opportunities for families and pet owners who have traditionally faced barriers in securing homes, but we believe landlords should still be able to set reasonable conditions, such as an increased deposit, to protect their property. Not all pet owners are good ones!

5. End of fixed-term tenancies

All tenancies will now move to a rolling (periodic) format. This means tenants can give two months’ notice to leave at any time, while landlords can only seek possession for valid, lawful reasons.

While this change increases flexibility for tenants, it does create challenges for landlords. They now have shorter timeframes to prepare financially if a tenant serves notice. There is a common misconception that all landlords have multiple, mortgage-free properties, but in reality, this is often not the case. Many of our clients have rented out their own homes because they have relocated for work, or because two parties have formed a new relationship and one has moved in with the other. Many landlords are still paying mortgages and rely on rental income to meet their financial commitments.

6. Faster action on maintenance issues

Landlords will have new timeframes for repairs. Emergency hazards must be fixed within 24 hours, and dangerous damp or mould must be addressed within 10 working days.

This reinforces the importance of good property management. A well-maintained home benefits everyone. Tenants feel secure and landlords protect the long-term value of their investment. However, Many repair works are relisnt on reputable and fast acting contractors - how readily available will these be?

7. Bidding wars banned

Landlords and agents will no longer be allowed to invite or accept bids above the advertised price.

This aims to make the process fairer for tenants and prevent rental inflation driven by competition. From our side, we believe clear and honest pricing has always been the best policy and this helps maintain that trust.

8. A new Renters Ombudsman

A dedicated ombudsman service will be introduced, allowing tenants to resolve disputes with landlords without going through lengthy court processes.

For landlords and tenants alike, this could help resolve issues faster, reduce stress, and promote accountability on both sides.

You can find full details of the legislation on the official government website at gov.uk.

What This Means for the Market

The changes are designed to bring greater balance and accountability to renting. However, there is no doubt the Act will reshape how landlords operate. Some may feel uncertain about reduced control or longer timelines, while others will welcome clearer expectations and the opportunity to build longer-term, more stable tenancies.

At Heart & Home, we see this as a step toward a fairer, more transparent rental market. Clear communication and professionalism matter more than ever. For landlords, staying informed and compliant will be key. For tenants, understanding their new rights will help them feel more confident in their homes.