The Renters’ Rights Act

The Renters’ Rights Act: What the New Law Means for Tenants and Landlords

The Renters’ Rights Act marks one of the biggest changes to private renting in many years. Its aim is to create a fairer, clearer system for everyone involved by giving tenants more security, while still allowing landlords to manage their properties properly and recover them when there is a genuine reason to do so.

The changes apply mainly to England and Wales and are being introduced in stages. Some rules are already in place, while others will take effect over the coming months. Below, we explain what the new law means to both tenants and landlords. 

A Simpler Tenancy System

One of the biggest changes is the removal of assured shorthold tenancies. In future, all private residential tenancies will follow a single format and will run on a rolling monthly basis.

For tenants, this means there is no longer a fixed end date written into the agreement. Instead, the tenancy continues unless either side brings it to an end in the proper way. This gives tenants more flexibility to move when their circumstances change, while also providing long-term security.

For landlords, this removes the need to keep issuing new fixed-term agreements. The tenancy continues automatically, making the structure simpler, although it does require a clearer understanding of notice periods and possession rules.

Greater Security for Tenants

The new law removes the ability for landlords to ask tenants to leave without a reason. This means tenants can no longer be told to move out simply because a tenancy has reached a certain point in time.

Instead, tenants can stay in their home unless there is a genuine reason for the landlord to regain possession. This gives tenants peace of mind and encourages them to raise repair issues or concerns without fear of losing their home.

That said, tenants still have responsibilities. Rent must be paid on time, the property must be looked after, and behaviour that causes serious problems can still lead to action being taken.

When Landlords Can Recover Their Property

Although the law strengthens tenant protection, landlords are still able to recover their property when it is reasonable to do so. The key difference is that there must now be a clear and honest reason.

Common situations where a landlord may regain possession include wanting to sell the property, needing it for their own use or for a close family member, serious rent arrears, or significant breaches of the tenancy agreement.

The process is more structured than before, and notice periods are generally longer. This gives tenants time to find alternative accommodation, while also giving landlords a clear legal route when they genuinely need their property back.

Ending a Tenancy

Tenants are free to leave the tenancy by giving notice. In most cases, this will be two months, unless a shorter period has been agreed in writing. This gives tenants flexibility to respond to changes such as a new job, relationship changes, or financial pressures.

Landlords must follow the formal possession process and cannot end a tenancy informally or verbally. This protects both sides by ensuring there is clarity and a written record of what is happening.

Fairer Rules Around Rent

The Act introduces several important changes around rent.

Landlords and agents must now clearly state the rent being asked for a property. They are no longer allowed to encourage people to offer more than the advertised amount. This puts an end to bidding wars and helps make the rental market more transparent and less stressful.

There are also limits on how rent can be changed. Rent increases must follow a set process, with proper notice, and tenants have the right to challenge increases they believe are unreasonable. This does not prevent rent from rising, but it does ensure increases are fair and clearly explained.

Payments of large amounts of rent in advance are also restricted, helping prevent tenants from being priced out of homes simply because they cannot afford to pay many months upfront.

Deposits and Fees

The rules around tenancy deposits continue to apply, and landlords must make sure deposits are protected correctly and information is provided to tenants. Failure to do so can affect a landlord’s ability to regain possession.

The ban on unfair tenant fees also continues. Tenants should not be charged for things like viewings, references or setting up the tenancy, helping keep moving costs manageable.

Fitness, Repairs and Living Standards

Landlords are expected to ensure homes are safe, well-maintained and fit to live in. This includes dealing with hazards, repairs and general standards.

There are also plans to improve housing standards across the private rental sector, bringing expectations closer to those already applied in social housing. The aim is to ensure all rented homes meet a reasonable standard of safety and comfort.

Pets in Rented Homes

Tenants now have the right to ask to keep a pet. Landlords must consider the request fairly and respond in writing within a set time.

Landlords can still refuse in some situations, for example where the property is not suitable or where allowing a pet would breach another agreement. However, refusals must be reasonable, and blanket bans are no longer acceptable. Tenants may be asked to have pet insurance to cover any damage.

Protection From Discrimination

It is now unlawful to refuse a tenant simply because they receive benefits or because they have children. Landlords and agents must not block viewings, refuse applications, or apply rules that unfairly disadvantage these groups.

This change is designed to widen access to housing while still allowing landlords to assess affordability and suitability in a fair and consistent way.

A New Ombudsman and Landlord Register

A new independent Ombudsman is being introduced to help resolve disputes between landlords and tenants without the need for court action. This provides a straightforward route for complaints and helps both sides resolve issues more quickly.

There will also be a national landlord database. Landlords will need to register themselves and their properties before marketing them for rent. This helps improve transparency and supports better regulation of the sector.

Enforcement and Penalties

Local councils are being given stronger powers to enforce the new rules. This includes the ability to issue fines where landlords or agents fail to comply, such as ignoring registration requirements, discriminating against tenants, or breaking rental bidding rules.

The intention is to encourage compliance and improve standards, rather than to penalise landlords who act responsibly.

What This Means Overall

The Renters’ Rights Act aims to create a rental system that is clearer, fairer and more stable. Tenants benefit from greater security, more transparency and stronger protection. Landlords benefit from a simpler tenancy structure, clearer rules and formal routes to manage and recover their property when necessary.

While the changes are significant, they are designed to reduce uncertainty and disputes over time, helping both sides understand their rights and responsibilities more clearly.

How Edward Harte Solicitors Can Help

Whether you are a landlord adjusting to the new rules or a tenant wanting to understand your rights, our experienced team can guide you through the changes.

We provide practical advice on tenancy agreements, possession, rent disputes, compliance and enforcement issues, always explained clearly and without unnecessary complexity.

If you would like tailored advice, please contact Edward Harte Solicitors.

The content on this blog is provided for general information purposes only. It does not constitute legal or professional advice and should not be relied upon as such. Specific advice should be obtained in relation to your particular circumstances. No solicitor–client relationship is created by your use of this site or contact via it. Content is provided ‘as is’ and may not reflect the most current legal developments. Please contact us if you require any further information.