Renters' Rights Act FAQs

The Renters’ Rights Act introduces sweeping reforms to England’s private rental sector and assured shorthold tenancies. With Royal Assent now granted and full implementation expected early next year, landlords and agents must prepare for a comprehensive new legal framework governing possession, tenancy structure, rent regulation, property standards, and compliance obligations.
 

Please use the following FAQs to find out more:

When will the Renters’ Rights Act come into force?

Royal Assent was granted on 27 October 2025, with a phased implementation anticipated. The new tenancy regime will apply to both new and existing assured shorthold tenancies although we await publication of the transitional arrangements.

Key transitional rules:

• Existing assured shorthold tenancies will convert to assured periodic tenancies.
• Section 21 notices served before commencement of the Act are likely to remain valid, but landlords will have three months to issue possession proceedings.
• Section 21 proceedings that have already commenced will continue to be governed by the existing legislative framework until their resolution.

 

What happens to no-fault evictions after commencement?

Section 21 “no-fault” evictions will be abolished. Instead:

• No new Section 21 notices can be served.
• Possession must be sought under prescribed grounds introduced by the act using the Section 8 procedure.
• S.8 notices cannot be served within the first 12 months since the grant of the tenancy and in many instances, notice periods have been increased.
• Landlords should note that a misuse of repossession grounds may lead to enforcement action.

 

What happens to fixed-term tenancies?

It will no longer be possible to grant fixed-term tenancies. All tenancies will become rolling periodic assured tenancies, with:

• No minimum term.
• Tenants able to leave with two months’ notice at any time.

 

Can landlords ask for rent in advance?

No. Landlords cannot request rent in advance before the tenancy agreement is signed. After signing, they may request and accept only one month’s rent before the tenancy begins.

The provisions of the Tenant Fees Act 2019 will continue to apply which imposes restrictions on tenancy deposit amounts and ability for landlords to impose charges on their tenants.

 

Is a written tenancy agreement required?

Yes. Landlords must provide a written statement of terms before the tenancy begins, detailing:

• The responsibilities of each party.
• Rent and deposit arrangements.
• Property standards and compliance.

The format and content will be prescribed by regulations to be introduced by secondary legislation.

 

Are bidding wars and rent advertising affected?

Yes. The act bans:

• Bidding wars: Landlords and agents must not accept offers above the advertised rent.
• Rent in advance: limited to one month.

 

Can landlords refuse tenants with pets?

Tenants will now have a statutory right to request a pet, and landlords must not unreasonably refuse permission. Landlords cannot require their tenants to obtain pet insurance or pay additional deposit monies to protect against property damage.

 

How will rent increases be regulated?

Rent reviews are limited to one per year, via a Section 13 notice. Landlords must comply with the following rules:

• Two months’ notice required.
• No rent increases allowed in the first 12 months of a tenancy.
• Contractual rent review clauses are void.

Tribunal Challenges:

• Tenants may challenge increases at the First-tier Tribunal.
• Tribunal sets rent at the lower of proposed rent in the s13 notice or market rate.

 

Can tenants end the tenancy at any time?

Yes. Tenants may serve two months’ notice to quit at any time, unless a shorter period is agreed.

 

What is the Decent Homes Standard and how does it apply?

The Decent Homes Standard will now apply to the private rented sector (PRS). Properties must:

• Be free from serious hazards.
• Have adequate heating, insulation, and ventilation.
• Be maintained to a safe and habitable standard.

Agents must ensure inspection records and maintenance logs are up to date. Enforcement will be supported by Awaab’s Law, which requires timely hazard remediation.

 

Will there be a landlord register or property portal?

Yes. The PRS Database will:

• Require landlords to register themselves and each property.
• Include compliance documents, enforcement history, and tenancy details.
• Be accessible to tenants and enforcement bodies.

Penalties for non-compliance:

• Up to £7,000 for first offence.
• Up to £40,000 for repeated breaches.

 

What enforcement mechanisms are introduced?

Local Authority Powers

Councils now have a duty to enforce and report on PRS housing. They are given extensive powers to investigate conditions and can impose civil penalties on landlords of up to £40,000 for repeat offences.

PRS Ombudsman

All landlords must join the mandatory Ombudsman scheme. The Ombudsman can order landlords who are in breach of their statutory requirements to offer the following to affected tenants:

• Apologies.
• Remedial action.
• Compensation.

Non-compliance may result in fines or removal from the PRS Database.

 

For personalised advice and more information on how these issues might affect you directly, please reach out to our specialist team at Kingsley Napley LLP.

For more information on any of the issues mentioned on this page, please contact Vanessa Rhodes, Claire Lamkin or Úna Campbell.