Renters' Rights Act Receives Royal Assent, Abolishing Section 21 Evictions

What the Act changes

All assured tenancies will become periodic, and tenants will be able to end a tenancy by giving two months' notice. Landlords will no longer be able to evict tenants without a reason. Tenants gain stronger rights to challenge unfair rent increases and to appeal excessive above-market rents.

Landlords and letting agents must publish an asking rent and may not accept offers above it, ending rental bidding wars, and upfront payments are capped at one month's rent. Tenants can ask to keep a pet, and landlords must consider the request and may not unreasonably refuse. The Decent Homes Standard and Awaab's Law, which sets timeframes for dealing with serious hazards, are extended to the private rented sector.

New regulatory framework

The Act creates a Private Rented Sector Database to help landlords understand their obligations and give tenants information, and a Private Rented Sector Landlord Ombudsman able to resolve tenant complaints with binding decisions, including orders for apologies, remedial action or compensation. Local authority enforcement powers and civil penalties are expanded, and rent repayment orders are extended to superior landlords, with the maximum penalty doubled and repeat offenders required to repay the maximum amount.

What happens next

Most provisions do not take effect on Royal Assent. The government said ministers would set out how the reforms will be rolled out in the coming weeks, with commencement regulations bringing the various parts of the Act into force. Landlords, letting agents, build-to-rent operators and investors in residential portfolios should review tenancy documentation, possession strategies and compliance processes ahead of the commencement dates.

Sources

• GOV.UK: Historic Renters' Rights Act becomes law
• legislation.gov.uk: Renters' Rights Act 2025