Renters’ Rights Act: What the new rules mean for tenants and landlords in England

The Renters’ Rights Act has been described as the biggest change to renting in England in more than three decades.

Formally approved at the end of October, the new law aims to give renters stronger protection and more flexibility. But what exactly is changing, and how will it affect you?

Renting will move to rolling contracts

Instead of being tied into a 12 or 24-month tenancy, all rentals will become “periodic”, or rolling.

This means you can stay in your home as long as you like, as long as you keep to the rules, and you’ll only need to give two months’ notice if you want to move out.

The government says this will stop people being trapped in long contracts for homes that are poorly maintained.

No more ‘no-fault’ evictions

Section 21 “no-fault” evictions are being scrapped. This is a huge change — last year alone, more than 11,000 households in England were removed from their homes this way.

Under the new law, landlords won’t be able to sell or move into their property for at least 12 months after a tenancy begins. After that, they’ll need to give four months’ notice.

Landlords will still be allowed to evict tenants who seriously damage the property, behave antisocially, or fall behind on rent — but only after owing three months’ rent instead of two.

And for the first time, tenants can’t be evicted just for complaining about bad conditions.

A ‘Decent Homes Standard’ and Awaab’s Law

Landlords will need to meet a new “Decent Homes Standard”, and “Awaab’s Law” will require urgent repairs for serious hazards like mould within set time limits. This law is named after two-year-old Awaab Ishak, who tragically died in 2020 due to mould in his home.

Rent rises will be limited

Landlords will have to give two months’ notice of any rent increase, and the new amount must be in line with the local market rate. If you think the increase is too high, you can challenge it through a first-tier tribunal — a type of civil court.

“Bidding wars” will also be banned, so landlords and agents can’t ask tenants to pay more than the advertised rent.

These rules come as private rents across the UK rose by 5.5% in the year to September 2025, with the average monthly rent reaching £1,354 according to the ONS.

Deposit and advance rent rules

Deposits will stay the same, up to five weeks’ rent if your rent is under £50,000 a year, or six weeks if it’s more.

However, landlords will now only be able to ask for one month’s rent upfront (or 28 days’ worth for shorter tenancies).

No discrimination against families or benefit claimants

It will now be illegal for landlords to refuse tenants because they receive benefits or have children. They can still carry out normal reference and affordability checks, but outright discrimination is banned.

Pets in rented homes

Tenants will have more power to challenge a landlord’s decision if they say no to pets. Landlords can still ask tenants to get pet insurance to cover any potential damage.

Student housing

The rules will differ for purpose-built student accommodation. Universities and similar providers can still give students two weeks’ notice to leave at the end of term.

For private landlords renting shared houses to students, they can evict tenants with four months’ notice to prepare for the next academic year, but only if all tenants are students.

Reaction to the new rules

Tenant groups such as Shelter, Citizens Advice and Generation Rent have welcomed the Act, calling it a “generational upgrade” to renters’ rights.

Homelessness charity St Mungo’s said it’s a “positive step towards making sure everyone has somewhere safe and secure to call home”.

Landlord groups, however, are more cautious.

The National Residential Landlords Association (NRLA) said it supports fair reforms but warned that landlords may become more selective when choosing tenants. They’re also concerned the court system might struggle to handle disputes over rent increases or evictions.

The Renters’ Rights Act could transform renting in England, giving tenants more security, fairer treatment, and better living conditions. But it’s also set to change how landlords manage their properties.

The government still needs to confirm exactly when the new rules will come into force, so for now, renters should stay informed and ready for what’s ahead.