England’s private renters are waking up to a dramatically different landscape after the Renters’ Rights Bill was formally enshrined into law on October 27, 2025. Hailed as the most significant overhaul of rental legislation in more than three decades, the new Act promises to tip the scales toward fairness and security for the country’s 11 million private tenants—many of whom have long felt at the mercy of unpredictable landlords and insecure contracts. The government, campaigners, and renters themselves are calling this a generational shift, while landlords and property groups are watching closely, voicing both concern and hope for clarity in the months ahead.
The heart of the new law is the abolition of so-called Section 21 “no fault” evictions, a practice that has, according to BBC News, left thousands facing homelessness each year. Under the old rules, landlords could evict tenants without providing any reason, often giving just eight weeks’ notice. For many, this created a climate of fear, discouraging tenants from reporting poor conditions or challenging excessive rent hikes. “For too long, millions of renters have lived at the mercy of rogue landlords or insecure contracts, with their futures hanging in the balance,” Prime Minister Keir Starmer declared, as cited by the government’s official statement. “We’re putting an end to that.”
Instead of fixed-term contracts—typically 12 or 24 months—tenancies in England will now be “periodic” or rolling. This means renters can stay as long as they wish, provided they give two months’ notice when they decide to leave. The government says this will “provide more security for tenants” and “end the injustice of tenants being trapped paying rent for substandard properties.” According to the BBC, almost 20% of UK households rent privately, so these changes are poised to touch millions of lives.
For landlords, the new rules bring both limits and clarity. They can no longer evict tenants in the first 12 months simply to sell or move into the property. After that initial year, they must give four months’ notice if they wish to reclaim the home for such reasons. Evictions remain possible for damaging the property, antisocial behavior, or falling behind on rent—though the threshold for arrears has been raised from two to three months. If tenants don’t leave after a notice is served for these reasons, the courts will decide whether eviction is reasonable.
Importantly, the law takes aim at retaliatory evictions. Tenants can now freely complain about poor conditions without fear of being forced out, and a new “Decent Homes Standard” will be introduced. The Act also brings “Awaab’s Law” into the private sector, requiring urgent repairs to hazards like mould—a move named in memory of two-year-old Awaab Ishak, who died after prolonged exposure to mould in a rented home.
The reforms stretch beyond eviction rules. Landlords will be allowed to raise rents only once a year, and only up to the current market rate, with two months’ notice. If tenants believe a rent increase is unfair, they can challenge it at a first-tier tribunal. The law also ends the practice of “bidding wars,” requiring landlords to set and stick to a clear asking price instead of encouraging tenants to offer above the listed rent. As the Office for National Statistics recently reported, average private rents in the UK have jumped by 5.5% over the past year, reaching £1,354 per month—a trend that has fueled anxiety among renters and campaigners alike.
Upfront costs are also being reined in. While the rules for deposits remain unchanged—capped at five weeks’ rent for annual rents under £50,000, and six weeks for higher rents—the maximum upfront rent a landlord can demand is now limited to one month. This aims to make moving less financially punishing, especially for those already struggling with the high cost of living.
The Bill introduces further protections for vulnerable groups. It will now be illegal for landlords and letting agents to discriminate against would-be tenants who receive benefits or have children, though landlords can still perform reference and affordability checks. For pet lovers, the law is also a game-changer: landlords must “consider” requests for pets and can’t “unreasonably” refuse, with tenants able to challenge unfair denials. To balance this, landlords will be allowed to require pet insurance to cover potential damage.
Student renters, too, are affected. For those in purpose-built student accommodation, landlords can give two weeks’ notice to vacate. In shared houses where the majority of tenants are students, landlords can evict with four months’ notice, provided the tenancy was agreed up to six months before it began. These provisions aim to reflect the unique rhythms of student life while still offering some security.
Behind these sweeping reforms lies a decade of relentless campaigning. Groups like Generation Rent, Shelter, Citizens Advice, and the Renters’ Reform Coalition—an alliance of charities, unions, and think tanks—have pushed since 2014 to abolish Section 21 evictions. Tom Darling, Director of the Renters’ Reform Coalition, told the BBC, “Scrapping them would give tenants ‘real security in their house.’” Ben Twomey, Chief Executive of Generation Rent, called the new law “a vital step towards re-balancing power between renters and landlords and should be celebrated.” The coalition’s efforts intensified during the pandemic, building evidence, political support, and public awareness. Their advocacy also led to the inclusion of a landlord register and a new Private Rented Sector Ombudsman—an independent body empowered to resolve tenant complaints swiftly, with the authority to compel landlords to apologize, provide information, remedy issues, or pay compensation.
Not everyone is cheering, however. Landlords and their representatives have voiced unease about the potential impact. Chris Norris, chief policy officer at the National Residential Landlords Association, said landlords were “nervous” and seeking more clarity. “They don’t really know what will happen in the minority of cases where tenancies go wrong,” Norris told BBC News, adding that landlords would now screen tenants “very, very carefully” based on their ability to pay and rental history. He also warned that the reforms could put extra pressure on the court system, as more tenants and landlords challenge evictions and rent increases.
Some landlords, like Maureen Treadwell, are more blunt. She described the Bill as a “slow car crash” and predicted it would “backfire” on tenants, particularly those at the bottom of the private rental market. “Would I take a chance on tenants who can’t meet the affordability targets now? Absolutely not,” she said, suggesting the new rules might inadvertently make it harder for some people to find a home.
The government, meanwhile, is keen to highlight the law’s potential to transform lives. Secretary of State Steve Reed called it “the biggest leap forward in renters’ rights in a generation,” vowing that “the scales have been tipped against tenants. Now, we’re levelling the playing field between renters and landlords.” Housing Minister Matthew Pennycook echoed these sentiments, saying the Act “delivers on our commitment” to overhaul England’s “insecure and unjust private rented sector.”
As ministers prepare to announce how and when each change will take effect, renters and landlords alike are watching for details. One thing is clear: after years of debate, delay, and activism, England’s private rental market is entering a new era—one that promises greater security, accountability, and dignity for millions of people who call a rented house their home.
