Rent revolution: Why the new act gives tenants the keys to security

The Renters’ Rights Act has hit the statute books and will give stronger protections for England’s 11 million private renters. This will have a significant impact on how both landlords and tenants approach residential leases.

The key ‘takeaways’ are:

1. Goodbye ‘no-fault’ evictions
   
   Section 21 evictions are no longer. Tenants can now breathe easier knowing they can’t be uprooted without reason. All assured tenancies will become periodic, with 2 months’ notice to terminate for tenants, giving them flexibility to move when life changes—without being trapped in fixed terms.
   
   
2. Fair play on possession
   
   Landlords still have rights to remove tenants, but they’ll need solid grounds to reclaim properties, such as antisocial behaviour, damage, and significant arrears. Landlord may also terminate tenancies if they wish to move in or sell, but not during the first 12 months, and only after 4 months’ notice. This will reduce last-minute surprises.
   
   
3. Rent rises under scrutiny
   
   Annual rent increases are allowed—but tenants are able to appeal excessive above-market rents introduced as a backdoor eviction tactic.
   
   
4. Ombudsman power
   
   A new Private Rented Sector Ombudsman will offer free, binding dispute resolution for tenants. Quick, fair, and no need to head straight to court.
   
   
5. Pets, please!
   
   Landlords can’t unreasonably refuse pet requests, with tenants able to challenge unfair decisions, and further guidance to be published soon. This is a welcome change for the many people who have or want a furry friend in their home.
   
   
6. Standards and safety
   
   The Decent Homes Standard now applies to private rentals, and Awaab’s Law (previously just applicable to social housing) means landlords must fix serious hazards such as mould, quickly.
   
   
7. Ending unfair practices
   
   Rental bidding wars? Banned. Discrimination against families or benefit recipients? Illegal. Plus, landlords can’t demand hefty rent upfront—just one month max.
   
   
8. Enforcement muscle
   
   Councils get stronger powers, bigger penalties, and investigatory teeth to tackle rogue landlords, with extended sanctions for repeat offenders.

These legislative changes will certainly strengthen the position of tenants and are generally welcomed. It remains to be seen if the changes, particularly on s.21 evictions, will subdue the appetite for institutional investors in the build-to-rent and PRS sector. For now, those renting should be able to avoid rogue landlord practices and have a better chance of being joined by their four-legged friends.