Are you aware that the renters rights bill is set to transform housing for 11 million private renters in England? This groundbreaking legislation represents the current government’s commitment to fix a neglected housing market inherited from the Conservatives. Indeed, the bill aims to rebuild the sector by providing greater security, rights and protections for tenants, while also bringing much-needed clarity for landlords.

Labour’s uk landlords renters rights bill, officially introduced to Parliament on 11 September 2024, replaces the previous Conservative’s rental reform bill. This significant overhaul passed its third reading in the House of Commons on 14 January 2025. Furthermore, the legislation will apply the Decent Homes Standard to private rentals for the first time, addressing the concerning fact that 21% of privately rented homes are considered non-decent and more than 500,000 contain serious hazards.

As you navigate these new regulations, you’ll discover how Section 21 ‘no fault’ evictions will be banned, what expanded grounds landlords will have to reclaim their properties, and why the government claims these changes represent “a massive leap forward” in reforming a system “left to fail for too long”. Additionally, you’ll learn about new limitations on advance rent payments and increased penalties for non-compliance, with maximum fines rising from £30,000 to £40,000.

Labour introduces sweeping rental reform bill

The Renters’ Rights Bill marks a significant shift in UK housing policy, introduced to Parliament on 11 September 2024. Labour’s flagship housing legislation comes as part of their commitment to transform the private rental sector for millions of tenants across England.

Bill replaces previous Renters Reform Bill

Labour’s new legislation builds directly upon the foundations laid by the Conservative government’s failed Renters (Reform) Bill, though with several notable changes. The core structure remains similar, however, specific provisions have been strengthened or modified to align with Labour’s housing policy priorities.

Among the key differences, the Renters’ Rights Bill takes a more decisive approach to abolishing Section 21 evictions, implementing changes in a single step rather than the two-tier system proposed in the previous legislation. Moreover, the new bill introduces a ban on rental bidding wars—a provision absent from the previous bill—preventing landlords and agents from encouraging or accepting offers above the listed price.

Consequently, the bill maintains many elements from its predecessor, including the mandatory landlord registration scheme, decent homes standard implementation, and restrictions on rent increases.

Key dates and legislative progress

Following its first reading in September 2024, the bill moved through its second reading and committee stage in October 2024. Subsequently, the legislation completed its passage through Parliament on 22 October 2025 and received Royal Assent on 27 October 2025.

In contrast to the previously uncertain timeline, the Labour government has committed to implementing the core provisions of the act by 1 May 2026. As Housing Secretary Steve Reed announced, this date marks the beginning of “the biggest shake-up to renting in England for more than 30 years”.

The implementation schedule indicates that after May 2026, properties will be rented on a ‘periodic’ or rolling basis rather than under fixed contracts. During this transition, all section 21 notices issued before May will remain valid, though landlords must begin court repossession proceedings by 31 July 2026.

Government’s stated objectives

The government has outlined several clear objectives behind this legislation. First and foremost, they aim to transform the experience of private renting for the 11 million renters and 2.3 million landlords in England. According to official statements, reform is “long overdue,” with the private rented sector currently providing “the least affordable, poorest quality and most insecure housing of all tenures”.

The bill specifically addresses concerns that millions of people live with the constant possibility of being uprooted from their homes with minimal justification. In addition, the legislation targets issues where tenants endure substandard properties for fear of retaliatory eviction following complaints.

Housing Minister Matthew Pennycook emphasised that the act will “level decisively the playing field between landlord and tenant and transform the experience of private renting”. As part of the government’s Plan for Change manifesto commitment, the legislation aims to rebalance relationships in a sector that has left renters vulnerable to unfair treatment and insecurity.

New tenancy rules reshape landlord-tenant agreements

The fundamental tenancy structure in England’s private rental sector will undergo a profound transformation under the new renters rights bill, with implementation set for 1 May 2026. This date marks the beginning of a comprehensive overhaul of landlord-tenant relationships, affecting millions of renters and property owners across the country.

Fixed-term tenancies abolished

From May 2026, fixed-term assured residential tenancies will cease to exist in the private rental sector. This marks the end of the traditional 12 or 24-month rental contracts that currently dominate the market. As a result, any provisions for fixed terms in new tenancy agreements will have no legal effect. Primarily, this change targets situations where renters are bound to properties regardless of their condition or changing personal circumstances.

The legislation explicitly removes options to renew and break clauses that exist in current tenancy agreements. Essentially, these elements will become invalid once the new system takes effect, meaning landlords and tenants cannot rely on pre-agreed terms for ending tenancies early or extending them under previous conditions.

All tenancies become periodic

Under the new system, all tenancies—both existing and new—will automatically convert to Assured Periodic Tenancies. This means rental agreements will continue indefinitely unless properly terminated by either party. For existing tenancies, this conversion happens automatically without requiring any action from tenants or landlords.

Periodic tenancies will align with rent payment periods, which cannot exceed one month. Throughout the first 12 months, tenants will benefit from a protected period during which landlords cannot evict them to sell the property or move back in—provided tenants haven’t breached any tenancy terms. This creates a minimum stability period for renters while establishing clearer pathways for landlords to regain possession when legitimate reasons exist.

Notably, the government describes this shift as being “at the heart of the Act”, placing stronger emphasis on tenant security while maintaining landlords’ ability to reclaim properties under specified conditions. The legislation affects all Assured Shorthold Tenancies, although company lets and rentals over £100,000 per year are exempt.

Two-month notice period for tenants

The new framework establishes standardised notice requirements. Tenants must provide two months’ written notice if they wish to end their tenancy, a change from the current system where many periodic tenants only need to give one month’s notice. The government suggests this extension gives landlords more time to find replacement tenants, potentially reducing void periods between tenancies.

Landlords, nevertheless, face stricter termination rules. After May 2026, property owners can only end tenancies using specific grounds through Section 8 notices. The legislation removes the ability to use Section 21 “no-fault” evictions that previously allowed landlords to regain possession without providing specific reasons.

The government argues these changes will address “the injustice of tenants being trapped paying rent for substandard properties” while offering “more flexibility to both parties to respond to changing circumstances, for example, after a relationship breakdown, to take up a new job or when buying a first home”. Until implementation, current tenancy laws remain in effect, with existing rights unchanged.

Section 21 evictions abolished for all tenancies

From 1 May 2026, landlords will no longer be able to use Section 21 notices to evict tenants, marking a fundamental shift in UK rental policy. This much-debated change lies at the heart of the renters rights bill and aims to protect millions of private renters from the insecurity of “no-fault” evictions.

Immediate impact on existing and new tenancies

The abolition affects both new and existing tenancies, with the government confirming a clear transition timeline. Primarily, any Section 21 notices issued before 1 May 2026 will remain valid, but landlords must begin court repossession proceedings by 31 July 2026. After this date, all Section 21 processes will cease completely.

Once implemented, all private tenancies will automatically convert to assured tenancies. This represents significant change for tenants currently on assured shorthold tenancies, who will gain stronger rights and can only be evicted if landlords have legitimate grounds. Henceforth, tenants facing a Section 21 notice before the implementation date will not immediately benefit from the new protections until the transition period ends.

Mandatory and discretionary grounds for possession

Following the abolition of Section 21, landlords must rely solely on Section 8 of the Housing Act 1988, citing specific grounds for possession. The renters rights bill expands these grounds from the current 17 to a total of 37.

These grounds fall into two categories:

• Mandatory grounds: Courts must grant possession if proven. These include landlord or family member occupation (usable after 12 months of tenancy), property sale intentions (also after 12 months), substantial reconstruction works, anti-social behaviour, and serious rent arrears.
• Discretionary grounds: Courts decide whether eviction is reasonable even when grounds are proven.

Certain mandatory grounds receive enhanced protections. The threshold for rent arrears increases from two months to three months, with notice periods doubling from two weeks to four weeks. Furthermore, any arrears resulting from Universal Credit payment delays are excluded from calculations.

Concerns over court delays and enforcement

Despite these reforms, significant concerns exist about the court system’s capacity to handle increased possession claims once Section 21 is abolished. Currently, landlords wait an average of 33.8 weeks—nearly eight months—for possession claims to be completed, with some London cases taking over a year.

The Commons Justice Committee has described the County Court system as “dysfunctional” and “failing to deliver civil justice”. Without substantial investment in court infrastructure, these delays risk worsening when all possession cases require full hearings under Section 8.

Many landlords fear financial hardship due to these delays. Research shows landlords lose an average of £12,708 per property nationwide in unpaid rent during eviction processes, rising to £19,223 in London. Some stakeholders, including the High Court Enforcement Officers Association, have proposed allowing more cases to transfer to the High Court for faster enforcement.

The government acknowledges these concerns, stating it is “working with the Ministry of Justice to look at how we can ensure that there are not undue delays”. Nevertheless, without comprehensive court reform, critics warn the abolition of Section 21 could overwhelm an already strained system.

Landlords face new compliance and registration duties

The rental reform bill introduces comprehensive compliance requirements for property owners across England. Under these new regulations, landlords face substantial responsibilities that will fundamentally alter how they manage their rental business and interact with tenants.

Mandatory landlord registration and digital database

Beginning in late 2026, all private landlords must register with the new Private Rented Sector Database. This digital system will create a national register of rental properties, with each property receiving a unique identification number linked to the landlord’s compliance records. The database will help landlords demonstrate compliance while providing better information to tenants and supporting local councils in targeting enforcement activities.

Crucially, unregistered landlords will be prohibited from advertising or renting properties. Financial penalties for non-registration start at £7,000 for the first civil penalty, potentially escalating to £40,000 for repeated breaches. Additionally, landlords must be registered to use certain possession grounds, effectively linking compliance with eviction rights.

Written tenancy agreements become compulsory

From 1 May 2026, written tenancy agreements become mandatory for all assured tenancies. Landlords must provide these documents to prospective tenants before the tenancy begins. The government will specify required terms and information through secondary legislation, with civil penalties of up to £7,000 for non-compliance.

For existing tenancies lacking written agreements, landlords must provide a written document covering government-required information. Furthermore, even for tenancies with current written agreements, landlords need not reissue them but must provide an information sheet explaining how the reforms affect the tenancy.

Decent Homes Standard and Awaab’s Law enforcement

For the first time, the Decent Homes Standard will apply to private rental properties. This significant expansion requires homes to be free from Category 1 hazards, in reasonable repair, with modern facilities, and free of damp or mould. Unlike the social housing standard, the new rules sensibly abandon requirements to replace kitchens and bathrooms once they reach a certain age.

Similarly, Awaab’s Law will extend to private rentals, setting strict timeframes for addressing hazards. This legislation—named after two-year-old Awaab Ishak who died from mould exposure—requires landlords to investigate significant damp and mould within 10 working days and make properties safe within five working days. The government has strengthened local authority enforcement with expanded civil penalties and new investigatory powers, allowing councils to issue fines of up to £40,000 for serious health hazards.

Rent controls and tenant protections expanded

The rental reform bill significantly strengthens tenant protections through new restrictions on landlord practises. These changes aim to address power imbalances in England’s private rental sector, affecting millions of tenants nationwide.

Rent increases limited to once per year

Under the new legislation, landlords can only increase rent once annually. Tenants must receive at least two months’ notice of any increase—double the previous one-month requirement. Critically, rent can only be raised through formal Section 13 notices, with clauses allowing increases through other methods becoming invalid. If you believe an increase is excessive, you retain the right to challenge it at a first-tier tribunal, which can set a lower amount if they agree the increase is unreasonable.

Ban on rental bidding wars

The bill introduces an unprecedented ban on rental bidding wars, preventing landlords from accepting more rent than advertised. This practise has contributed significantly to rapid rent increases, particularly in southern England. With average UK monthly private rents having increased by 5.5% to £1,354 in the year to September 2025, plus approximately 17 households competing for each rental property, this prohibition aims to reduce financial pressure on prospective tenants.

Right to request pets and anti-discrimination rules

Landlords must consider pet requests and cannot unreasonably refuse. They have 28 days to respond to requests in writing, plus you can challenge unfair refusals. Simultaneously, the bill explicitly prohibits discrimination against benefit recipients and families with children.

Conclusion

The Renters Rights Bill unquestionably represents the most significant overhaul of England’s private rental sector in over three decades. Through this legislation, you will gain unprecedented protections while landlords receive clearer pathways to manage their properties legitimately. After May 2026, the abolition of Section 21 evictions alongside the shift to assured periodic tenancies will grant you greater housing security without fear of unexpected displacement.

This bill equally balances tenant rights with landlord responsibilities. Landlords must now register with the national database, provide written agreements, and ensure homes meet the Decent Homes Standard. Meanwhile, you benefit from limits on rent increases, protection from bidding wars, and the right to request pet ownership without unreasonable refusal.

Therefore, these changes address longstanding power imbalances in a sector previously described as offering “the least affordable, poorest quality and most insecure housing.” The mandatory landlord registration system, specifically, should help local authorities target enforcement against non-compliant property owners, consequently improving overall housing standards.

Despite these positive developments, concerns remain about court system capacity. The current average of nearly eight months for possession claims suggests potential difficulties once all cases require full hearings under Section 8. Unless the government addresses these court delays, both tenants and landlords might face extended uncertainty during disputes.

Overall, the Renters Rights Bill delivers on Labour’s promise to transform the private rental sector. Though implementation remains months away, this legislation establishes a framework where your rights as a renter receive proper recognition. The market will undoubtedly undergo adjustment, but the end result should create fairer, safer, and more secure housing experiences for millions across England.

Key Takeaways

The UK Renters Rights Bill represents the most significant rental reform in over 30 years, fundamentally reshaping the relationship between landlords and tenants from May 2026.

• Section 21 ‘no-fault’ evictions will be completely abolished, requiring landlords to use specific grounds for possession through expanded Section 8 procedures

• All tenancies become periodic (rolling) contracts with no fixed terms, giving tenants greater flexibility whilst requiring two months’ notice to end tenancies

• Landlords must register with a national database and face fines up to £40,000 for non-compliance, with unregistered landlords banned from advertising properties

• Rent increases are limited to once per year with two months’ notice, and rental bidding wars are prohibited to prevent excessive rent inflation

• The Decent Homes Standard will apply to private rentals for the first time, addressing the 21% of privately rented homes currently considered non-decent

These reforms aim to provide security for 11 million private renters whilst establishing clearer compliance frameworks for landlords, though concerns remain about court system capacity to handle the increased caseload.