A major change is coming to the way people rent homes in England. The new Renters’ Rights Act, described as the biggest overhaul of renting laws in more than 30 years, was officially approved at the end of October.
More than 11 million renters will be affected, though the government still needs to confirm exactly when each part of the law will take effect.
Let’s break down what’s changing and how it might affect you.
Renting Will Move to a Rolling Basis
Under the new system, all tenancies in England will move to periodic (rolling) contracts instead of fixed 12- or 24-month agreements.
This means:
- You can stay in your home as long as you want, providing more stability.
- If you want to move out, you can give two months’ notice; you won’t be locked into a long contract.
The government says this change will help end situations where renters feel trapped paying for poor-quality homes.
(Scotland has already used periodic tenancies since 2017, while Wales and Northern Ireland still allow fixed-term agreements.)
No More “No-Fault” Evictions
One of the most significant changes is the end of Section 21 “no-fault” evictions, where landlords could evict tenants without giving a reason.
Here’s what’s new:
- Landlords cannot sell or move into the property during the first 12 months of a tenancy.
- After that, they must give four months’ notice.
- Eviction is still possible in certain situations, for example, if the tenant causes serious damage, engages in antisocial behaviour, or falls behind on rent (three months’ arrears or more).
If a tenant refuses to leave after a valid notice, the court will decide whether the landlord can regain possession.
Importantly, landlords can no longer evict someone for complaining about poor conditions. A new Decent Homes Standard and Awaab’s Law, named after two-year-old Awaab Ishak, who tragically died from mould exposure in 2020, will ensure hazards must be repaired within strict time limits.
Rent Increases and “Bidding Wars”
Rent increases will face new controls:
- Landlords must give two months’ notice before raising the rent.
- Increases can only bring rent up to the current market rate.
- Tenants who think an increase is unfair can challenge it through a first-tier tribunal, a civil court.
The Act will also ban bidding wars, meaning landlords can’t ask prospective tenants to offer more than the advertised rent.
These changes come amid rising rents, the average UK private rent increased by 5.5% to £1,354 a month in the year to September 2025, according to the Office for National Statistics.
Deposits and Rent in Advance
Deposit rules remain mostly the same, with protections through official tenancy deposit schemes. The limits are:
- Up to five weeks’ rent if your annual rent is under £50,000.
- Up to six weeks’ rent if your annual rent is £50,000 or more.
What’s new is that landlords can now only ask for one month’s rent in advance, or 28 days’ rent if the rental period is shorter.
Protection Against Discrimination
It will now be illegal for landlords or agents to discriminate against tenants based on:
- Receiving housing benefits
- Having children
However, landlords can still carry out affordability and reference checks before offering a tenancy.
Pets in Rental Homes
Under the new rules, renters will have a stronger case for keeping pets.
Landlords must consider any request for a pet and cannot refuse unreasonably. Tenants can challenge unfair refusals.
Landlords are allowed to ask tenants to take out pet insurance to cover potential damage.
Student Accommodation Rules
For those renting purpose-built student accommodation, landlords can still give two weeks’ notice to end a tenancy; this applies mainly to universities and large student housing providers.
Private landlords renting shared houses to students will also have some flexibility. They can regain possession to prepare for new student tenants, provided:
- All residents are students,
- The tenancy was agreed no more than six months before it began, and
- The landlord gives four months’ notice.
The Bottom Line
The Renters’ Rights Act represents a major step toward fairer, more secure renting in England.
While some details, like start dates, are still being finalised, renters can expect stronger protections, more flexibility, and improved housing standards in the years ahead.
