Renters' Rights Act 2025: what's in force, what isn't, and when

The Renters Rights Act received Royal Assent in 2025. It makes some of the biggest changes to renting law in England for a generation. But the Act does not all come into force at once. Different parts are being switched on at different times, and some provisions still need secondary legislation before they apply. This article sets out what we know, what remains uncertain, and what it means for you right now.

What the Act does

The headline change is the abolition of Section 21 "no-fault" evictions. Under the old system, a landlord in England could serve a Section 21 notice to end a tenancy without giving any reason. Renters had little protection once the notice period expired. The Renters Rights Act removes that route. Landlords will only be able to evict tenants using a specific ground under Schedule 2 of the Housing Act 1988, updated by the new Act.

The Act also replaces fixed-term assured shorthold tenancies with periodic tenancies. Once in force, there will be no more six-month or one-year fixed terms that automatically end. All tenancies will roll from period to period. Tenants will still be able to give notice to leave, but they will not face automatic eviction simply because a fixed term has expired.

Rental bidding wars

The Act bans rental bidding wars. It will be illegal for a landlord or letting agent to invite or accept offers above the advertised asking rent. This targets the practice that became common in some areas, where properties would attract multiple applicants willing to pay above the listed price.

Awaab's Law comes to the private sector

Awaab's Law originally applied to social housing. It sets strict timescales for investigating and fixing serious damp, mould, and other hazardous conditions. The Renters Rights Act extends equivalent provisions to the private rented sector. Landlords will need to respond to reports of hazardous conditions within defined timeframes. The precise timescales for the private sector are set out in regulations, and you should check the latest guidance for the current figures as these may be updated.

Pets

Under the new Act, landlords must consider requests from tenants to keep pets. They cannot issue a blanket ban without reason. However, landlords can require tenants to take out pet damage insurance as a condition of approval, and they can still refuse on reasonable grounds. This is not an automatic right to have any pet; it is a right to have your request considered fairly.

Decent Homes Standard: not yet in force

The Renters Rights Act gives the government an enabling power to apply the Decent Homes Standard to private rented properties. As of June 2026, this power has not been switched on. The Standard does not yet legally apply to private landlords. There is a separate article on this site covering what the Standard means and what tenants can do in the meantime.

A note on commencement dates

The government has not published a single date when every part of the Act comes into force. Commencement is staged, and some provisions require further regulations to be made before they apply. Any source that gives you a precise date for every change should be treated with caution. We will update this article as the government makes further announcements.

Social tenants: what changes for you

If you are a social tenant (renting from a council or housing association), Section 21 never applied to you in the same way. Your landlord already needed a specific ground to evict you. The headline change in the Renters Rights Act is therefore less significant for you directly. What does matter is the extension of Awaab's Law, which strengthens the timescales your landlord must meet when dealing with dangerous conditions like damp and mould.

What to do if you have already received a Section 21 notice

If you have received a Section 21 notice, the first thing to check is the date it was served. Notices served before the relevant commencement date may still be valid. Courts may continue to process those cases for a period after the Act comes into force. If you are not sure whether a notice is valid or what the current rules are, do not simply wait. The position is time-sensitive.

Check whether your landlord followed the correct process before serving the notice. Common grounds to challenge a Section 21 notice include:

• The landlord did not protect your deposit or serve the required prescribed information
• The property had an unlicensed HMO or required a selective licence that was not in place
• You reported a repair need or made a complaint shortly before the notice was served
• The notice form itself contains errors

Even where a Section 21 notice is technically valid, you do not have to leave on the date it states. The landlord must go to court to obtain a possession order, and you have the right to attend and put your case.

Need help?

If you have received a notice or you are unsure about your rights under the Renters Rights Act, call us on 0800 030 4669. We can help you work out where you stand and what your options are.

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