November 12th, 2025
The Renters’ Rights Bill became law on 27 October 2025, after completing its passage through Parliament on 22 October 2025. The Act applies to England. Crucially, many measures are not yet in force: the Government says it will publish a separate timetable setting out when each part starts. Until then, the current rules continue to apply.
The core reforms
The Act reshapes private renting around a single, clearer model. Section 21 “no-fault” evictions are abolished, so landlords seeking possession must rely on statutory grounds (for example, serious arrears, anti-social behaviour, genuine sale, or moving in). Alongside this, assured shorthold tenancies and fixed terms end: all private tenancies will become open-ended periodic assured tenancies, with tenants able to leave on two months’ notice aligned to the rent period, and landlords using the reworked Section 8 grounds with strengthened safeguards (such as longer notice and protection against misuse of “sell” or “move-in” grounds).
On rents, the Act channels increases through a single route: the Section 13 statutory process. Tenants may challenge above-market proposals at the First-tier Tribunal; the Government reiterates it is not introducing rent controls but expects increases to reflect market levels. The Act also limits rent in advance so landlords cannot require payment before the rent period it relates to (tenants remain free to pay early if they wish).
Accountability and standards step up. A new Private Rented Sector Landlord Ombudsman will deliver quick, binding redress; a national PRS Database will register landlords and underpin enforcement (with links to use of certain possession grounds). The Decent Homes Standard will apply to the private sector for the first time, and Awaab’s Law style deadlines will require hazards such as damp and mould to be remedied within set timeframes to be defined in secondary legislation. The Act also bans rental bidding (soliciting offers above the advertised rent) and prohibits discrimination against renters with children or those in receipt of benefits. Detailed guidance and secondary legislation will follow.
When will the changes take effect?
The Act is on the statute book, but most measures await commencement regulations. The Government has confirmed it will introduce the new tenancy system in one stage for all private tenancies (avoiding a two-tier market) and will give the sector sufficient notice before switch-over. As of November 2025, no dates have been published. Until commencement, landlords may still use Section 21 where otherwise valid under current law.
What happens to existing tenancies?
On the commencement date for tenancy reform, existing ASTs and other assured fixed-term tenancies will convert automatically to the new open-ended periodic model. Fixed-term clauses that conflict with the new regime will cease to have effect from that date. Transitional provisions will explain how steps taken under the old rules (for example, a pre-commencement rent-increase notice) are treated, but the intention is a clean, one-stage conversion with clear guidance for both parties.
Practical implications now
For landlords and agents:
For tenants: expect greater security when commencement happens (no Section 21, open-ended tenancies), a clear process to challenge above-market rent increases, access to a binding Ombudsman, and enforceable standards on hazards once the detailed rules go live. In the meantime, your current agreement and rules still apply until the Government starts the new system.
If you need help with your existing or new tenancy arrangements, our specialist landlord & tenant and conveyancing teams can help you chart the right course through a fast moving legal landscape. Call us now on tel. 02033759040 or send us an email enquiry at tsvetlova@svetlovallp.com or yelda@svetlovallp.com.
