Renters Rights Bill - Update

Nov 18

The Right to Rent Act received Royal Assent on October 27th 2025 and the Government has now confirmed that the first changes will commence from 1st May 2026.

Below are the first changes being implemented as of the 1st May 2026.

Abolish section 21 ‘no fault’ evictions – landlords will no longer be able to use section 21 of the Housing Act 1988 to evict their tenants.
Introduce Assured Periodic Tenancies – the vast majority of new tenancies and existing tenancies will become Assured Periodic Tenancies. This means tenants will be able to stay in their property for as long as they want, or until a landlord serves a valid section 8 notice. Tenants will be able to end their tenancy by giving two months’ notice.
Reform possession grounds so they are fair for both parties – landlords will only be able to evict tenants when they have a valid reason. Possession grounds will be extended to make it easier for landlords to evict tenants who commit anti-social behaviour, or who are in serious persistent rent arrears.
Limit rent increases to once a year – landlords will have to follow the revised section 13 procedure and provide the tenant with a notice detailing the proposed rent increase at least 2 months before it is due to take effect.
Ban rental bidding and rent in advance – landlords and letting agents will not be able to ask for, encourage, or accept an offer that is higher than the advertised rent. Landlords and agents will also not be able to request more than 1 month’s rent in advance.
Make it illegal to discriminate against renters who have children or receive benefits – landlords and letting agents will not be able to do anything to make a tenant less likely to rent a property (or prevent them from renting it) because they have children or receive benefits.
Require landlords to consider tenant requests to rent with a pet – landlords will have an initial 28 days to consider their tenant’s request, and they will have to provide valid reasons if they refuse it.
Strengthen both local council enforcement and rent repayment orders - civil penalties will be expanded, and there will be a new requirement for local councils to report on enforcement activity. Rent repayment orders will be extended to superior landlords, the maximum penalty will be doubled, and repeat offenders required to pay the maximum amount.