England’s 11 million private renters have gained the most significant increase to their rights in a generation after the Renters’ Rights Act received Royal Assent in late October 2024.
The historic legislation marks a watershed moment for tenants across the country, fundamentally changing the relationship between landlords and renters by abolishing Section 21 ‘no fault’ evictions and introducing sweeping new protections.
End of No-Fault Evictions
The centrepiece of the Act is the abolition of Section 21 evictions, which have allowed landlords to evict tenants without providing a reason. This practice has been a leading cause of homelessness, with thousands of renters facing the threat of sudden eviction despite paying rent on time and maintaining their properties properly.
Under the new system, landlords can only end tenancies by citing specific grounds under Section 8 of the Housing Act 1988. Tenants will benefit from a 12-month protected period at the beginning of tenancies, during which landlords cannot evict them to move in or sell the property.
New Rights and Protections
The Act delivers several major reforms:
- Bans landlords from demanding more than one month’s rent upfront
- Ends bidding wars on rental properties
- Allows tenants to challenge unfair rent increases
- Gives renters the right to request keeping a pet (which landlords can’t refuse without good reason)
- Prohibits discrimination against tenants with children or those receiving benefits
Standards and Enforcement
For the first time, the Decent Homes Standard and Awaab’s Law will apply to the private rented sector, requiring landlords to address hazards like damp and mould within specified timeframes. A new Private Rented Sector Ombudsman will offer binding resolutions to tenant complaints, with powers to compel landlords to apologise, take action, or pay compensation.
Implementation Timeline
Whilst the Act has received Royal Assent, the government published an implementation roadmap in mid-November outlining a phased approach beginning 1st May 2026. This allows the sector time to adjust whilst ensuring tenants benefit from protections as soon as reasonably possible.
Impact on Property Surveys
These changes may increase the importance of thorough property surveys and valuations. Landlords will need to maintain higher standards, making professional assessments of property condition more critical for both landlords ensuring compliance and tenants understanding their rights regarding property standards.
The Act represents the most comprehensive reform of private renting in decades, rebalancing power between landlords and tenants whilst maintaining provisions for legitimate landlord needs.
