The new legislation marks the biggest change to renters’ rights in a generation, here’s everything you need to know.
Etta James’ famous line, ‘At last’, has arguably never been more relevant. Today (1st May) marks the official implementation of the Renters’ Rights Act, having first been introduced to Parliament in 2024.
The legislation abolishes Section 21 ‘no-fault’ evictions, which previously allowed landlords to evict tenants without giving a reason and are considered a leading driver of homelessness. It also ends rental bidding wars, gives tenants greater security and rights – including the right to request a pet – and aims to raise housing conditions through a new decent homes standard.
While the law has been criticised for failing to protect tenants from record-high rents, it has also been described as the ‘biggest change to renters’ rights in a generation’.
Here’s everything you need to know about the new legislation.
The end of ‘no-fault’ evictions
One of the most significant changes – if not the biggest – is the end of Section 21 evictions. These previously allowed landlords to evict tenants without giving a proper reason. Research from the charity Generation Rent shows these were a leading cause of homelessness in England.
In 2023, 24,060 households were threatened with homelessness due to a Section 21 notice, representing a 50% increased from 2021. What’s more, over 30,000 households were served with no-fault evictions in 2024, a 7% rise from the previous year.
However, under the new legislation landlords will only be able to evict tenants if they want to sell, move into, or move a family member into the property – with proper notice periods doubling from two months to four.
What does the law mean for tenants?
The legislation also introduces rolling tenancies for all renters, signalling the end of fixed-term contracts. This gives people more flexibility to end their tenancy and move out when needed.
Chelsea Phillips, national chair of Acorn, said: ‘We won this. this wasn’t just handed to us from above. It came from more than 10 years of tenants organising, taking action, and refusing to accept a system that wasn’t working for us.’
‘For too long, renters have lived with the constant threat of eviction and rising rents,’ she continued. ‘People have been afraid to speak up in case it cost them their home.
‘This starts to take that power back from landlords. It means renters can finally speak up when things go wrong, stay in their homes, and actually build stable lives where they live.’
On the subject of rising rents, another big change is that rent increases are limited to once a year and if tenants believe the rent increase is above the market rate, they can dispute it. Additionally, landlords will no longer be able to ask for more than one month’s rent in advance of new tenants moving into a property.
Figures from the Office for National Statistics (ONS) show average private rents in the UK increased by 3.4% to £1,377 a month in the 12 months up to March 2026.
Experts explain that tenants should take the time to understand the new rules, including how to hold their landlords accountable. Ben Twomey, chief executive at Generation Rent, said: ‘This new law is a vital step towards re-balancing power between renters and landlords and should be celebrated.
‘Our homes are the foundations of our lives, but, for decades, Section 21 evictions forced renters to live in fear of being turfed out of our homes, preventing us from raising valid concerns with our landlords. At last, this outdated and unfair law has been sent packing.’
Twomey added that the legislation still falls short in some areas. ‘The new law will not bring down the soaring cost of renting,’ he said. ‘On average, renters in England spend over 36% of our income on rent. This can mean children are going to school hungry or older renters who can’t afford to turn the heating on.
‘High rents trap people in homelessness and suck money out of local communities. The government must urgently give metro mayors the power to slam the brakes on soaring rents through limiting rent increases.’
How will the legislation affect landlords?
Now Section 21s have been abolished, landlords will need to use other grounds to repossess a property, including Section 8. This allows tenants to be evicted after accruing more than three months of rent arrears.
Other grounds for eviction, set out in full on the government’s website, include serious cases of anti-social behaviour and, in some instances, conviction of offences committed during a riot.
If landlords chose to not comply with the new rules they may face fines. For minor or initial breaches, penalties can reach £4,000, rising up to £40,000 for repeat offences.
Since the new rules were announced, there have been continuous warnings that more landlords could leave the rental market. Just yesterday, House Buyer Bureau published new research highlighting some landlords are turning to quick-sale platforms to dispose of their properties faster.
Similarly, research conducted by Goodlord found that three quarters of the landlords surveyed (75%) said the Renters’ Rights Act made them less likely to grow their property portfolios, with 49% planning to sell or reduce their stake in the market within the next 12 months.
Tom Goodman, managing director of Goodlord, said: ‘The Renters’ Rights Act aims to improve outcomes for tenants, but these findings show the scale of concern among landlords about how the changes will work in practice.
‘What’s critical now is ensuring the industry has the clarity, tools and guidance it needs to navigate the transition with confidence.’
Is the Renters’ Rights Act a fair deal or foul play?
It’s fair to say that experts and policymarkers remain divided over whether the legislation is a good or bad development. Some view it as a groundbreaking step for tenants, while others warn it could create further challenges within the system.
Simon Sekhon, group CEO at LegalforLandlords, said: ‘The removal of Section 21 changes the process, not the principle. Landlords still have the right to regain possession, but they will now need to evidence their case.’
On a similar note, Chris Mason, chief operating officer of The Letting Partnership, claimed the Act is ‘going to create immediate and significant compliance pressures for letting agents, particularly in relation to rent in advance and the way tenancy payments are handled.’
Although, Rosie Worsdale, senior policy adviser at the Joseph Rowntree Foundation, said the change is ‘critical for our society and our economy.’
‘Renters will no longer face the stress of an eviction that could come out of nowhere, or that comes after they’ve asked for improvements or repairs. They will also crucially be able to appeal if their landlord tries to use an unreasonable rent hike to force them out,’ she said.
‘A fairer, more secure private rented sector won’t just benefit individual renters, it’s critical for our society and our economy. Our homes are vital for our health and our ability to work. Banning short-notice evictions will help renters stay in work and be more productive. It will also reduce renters’ uncertainty, leading to better mental health and wellbeing.’
Images: Shutterstock
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