The Renters' Rights Act
The Renters' Rights Act will become law on 1st May 2026.
Under the Labour government, its title was changed from The Renters' (Reform) Bill to The Renters' Rights Bill. The Act includes the following:
Ban on no-fault evictions
Ban on "no-fault" section 21 evictions. However, this will only become law once the government is satisfied that the courts can handle any increase in cases coming to court.
Section 8 Grounds
In place of section 21, the Bill will strengthen section 8 grounds. The government plans to add a new ground for repeated rent arrears. Eviction will be mandatory where the tenant has been in at least 2 months' rent arrears on 3 occasions within the previous 3 years. Even if they are not in arrears at the time of eviction. Also, when the landlord needs to sell the property or needs it for their own family, this can apply after a tenant has been in a property for at least six months.
Periodic Tenancies
Fixed-term tenancies will be scrapped and replaced with periodic tenancies (tenancies that continue indefinitely) until the tenant gives notice or the landlord seeks to end the tenancy due to a breach by the tenant. Alternatively, the landlord can end the tenancy if they are selling the property or require it for their own family's housing.
Rent Increases
Rent increases will be limited to once a year, and landlords will need to give two months' notice of any increase. Any increase will need to be at market rates to avoid landlords making unreasonable increases to force tenants out. There will be a new form to inform tenants of rent increases. Tenants will have a right to challenge any increase, presumably through the Ombudsman or the courts.
Discrimination
It will become illegal for landlords or agents to discriminate against tenants who have children or those on benefits.
Bidding Wars
Ban on rental property bidding wars. Offers over the listed price should not be encouraged, made or accepted by the parties. (However, it will be difficult to enforce this.)
Decent Homes Standard
A new Decent Homes Standard (DHS) for the private rented sector. Local authorities will be given enforcement powers. This will include fines of up to £30,000, banning orders, and the ability for tenants to reclaim up to 24 months' rent back from the landlord.
Awaab's Law
Introduction of "Awaab's Law." This law is named after Awaab Ishak, who died after prolonged exposure to mould in a housing association property. The update will mean private landlords must follow a strict timescale to repair or remove hazards.
Private Rented Sector Landlord Ombudsman
A new Private Rented Sector Landlord Ombudsman for landlords and tenants in England. This is designed to keep housing disputes out of the over-stretched court system. The Ombudsman will have the power to make landlords take corrective action and/or pay compensation. Landlords will also be made to repay rent, where appropriate. It looks as though it will be mandatory for landlords to join. Where a landlord repeatedly fails to comply with any orders made by the Ombudsman, it could result in the landlord receiving a Banning Order.
Private Rented Sector Database
A private rented sector database - all landlords must register themselves and their properties. This is designed to improve accountability and transparency. However, it will also be a useful source of information for HMRC.
Pets
Tenants' right to pets in property. The tenant can make a request to the landlord asking to keep a pet or pets. The landlord must accept or refuse consent within 42 days of the request. However, the landlord cannot unreasonably withhold their consent. Tenants will need to prove they have suitable pet insurance to cover any associated damage and costs. Alternatively, the landlord can pass the cost of any additional insurance to the tenant.
New Property Portal
The government will introduce a Property Portal with information for landlords to help them comply with the new law.
Rent Repayment Orders
Rent Repayment Orders (RPOs) are for more serious landlord breaches, such as using violence to enter a property or repeated failures to comply with improvement orders. The Bill proposes adding breaches of Ombudsman rules and providing false or misleading information to the new property portal. As stated, tenants can reclaim up to 24 months' rent back from the landlord.
Relevant links below: