The Renters' Rights Bill: The Key Reforms and Consequences for Landlords and Tenants

On Monday 27^th October 2025, the much-debated Renters’ Rights Bill received Royal Assent and the Act will likely begin to come into force in early 2026. There has been much concern among landlords and tenants alike as to how extensive any further landlord obligations will be, and as to the reality of tenants’ protections. But how onerous are these obligations and are tenants truly protected in a meaningful way?

The key provisions of the Act are the following:-

• Periodic assured tenancies will replace fixed-term tenancies and assured shorthold tenancies (“ASTs”);

• In circumstances where a landlord wishes to repossess a property, the grounds they may wish to rely on have been amended and expanded upon;

• Tenants will have a right to request to keep pets in the property, which cannot be unreasonably refused by the landlord;

• There will be a ban on discrimination against prospective tenants who receive benefits or have children;

• There will be a ban on rental bidding; and

• The highly controversial “no fault” evictions previously allowed for under section 21 of the Housing Act 1988 will be banned.

The Act encompasses aspects of protection against discrimination, market transparency and attempts to provide tenants with more security. Whilst it is also a societal pressure that people should strive towards owning a property of their own, the Act also recognises the reality that (at an estimated 11 million private renters in England) many individuals prefer living in rental properties – or have little other choice – and so their quality of life whilst doing so should be considered (i.e. the right to request to keep pets, which is known to promote wellbeing).

Periodic Assured Tenancies

Fixed-term tenancies and assured shorthold tenancies will be replaced, meaning that after a particular date (to be specified in the Bill), it will no longer be possible to create the stated types of tenancy and on that date, all tenancies which fall under those headings will become periodic assured tenancies, with the tenancy periods following the same duration as the rental period.

Landlord Repossession

The various grounds for possession in Schedule 2 of the Housing Act 1988 have been amended, both in their content and in terms of the notice periods given by landlords seeking to rely on the relevant ground.

For example, if landlords wish to repossess their property due to their tenant being in rent arrears under the mandatory ground of unpaid rent, these arrears must be for at least 13 weeks at the time of the hearing (where rent is payable every week, or fortnightly), or for at least 3 months (where rent is payable monthly). A longer notice period of four weeks is also now needed to rely on the discretionary ground of unpaid rent.

To note, rent repayment orders have also been strengthened to superior landlords so that the maximum penalty has been doubled and that repeat offenders will be obliged to repay that maximum penalty.

There is also increased landlord rights in that where the mandatory ground for repossession exists where the property will be occupied by the landlord, their spouse/civil partner (or person with whom the landlord lives as if they were married/in a civil partnership) or other close family member has been extended to encompass a parent, grandparent, sibling (including a half-sibling), child, grandchild (or a child/grandchild of the landlord’s spouse, civil partner or romantic cohabitee).

Right to Keep Pets

There will be an implied right for tenants to request permission to keep pets, however, this right may not be unreasonably refused. Examples of reasonable refusal concern circumstances where there is a superior landlord consenting to a pet would put the landlord in breach of an agreement with the superior landlord or where superior landlord consent has been sought but not provided.

Further, the landlord may impose a condition requiring insurance be sought by the tenant to cover any damage that may caused by the pet to the property.

Prospective Tenants who Have Children or Receive Benefits

A landlord may not discriminate against a prospective tenant who has children (or would be visited by children) or is in receipt of benefits. This absence of discrimination also extends to a person acting on the landlord’s behalf.

If there is already a term in an existing tenancy that prohibits the above then this will have no effect, save for in circumstances similar to ordinary discrimination defences -    where the landlord can show that their conduct is a proportionate means of achieving a legitimate aim - or where it is a requirement of an existing insurance policy.

Ban of Rental Bidding

Landlords will be unable to invite, entertain or accept offers that are higher than the advertised rent. There is also a requirement for the amount of rent to be advertised to ensure transparency.

Ban of “No Fault” Evictions

Section 21 of the Housing Act 1988 has been removed, and so repossession cannot be granted to landlords by serving a section 21 notice where there is no fault alleged. Repossession will be solely based on the section 8 grounds.

However, where a section 21 notice was served – or the relevant court proceedings had commenced – before the Bill became an Act of Parliament then there is some flexibility where landlords either have until the end of the applicable period to commence proceedings (either within 6 months of the service of the notice or within 3 months of the Bill becoming an Act), or until the conclusion of the proceedings where they have already commenced.

The Bill also introduces a new Private Rented Sector Landlord Ombudsman that aims to ‘provide quick, fair, impartial and binding resolution for tenants’ complaints’ and a Private Rented Sector Database to help landlords understand – and fulfil – their obligations and to ensure tenants are properly informed.

In Summary

If you are a Landlord, you need to:

• Review your tenancy agreements and portfolio.

• Understand the new Section 8 grounds and notice periods.

• Develop a clear, compliant policy for handling pet requests.

• Ensure your advertising and tenant vetting practices are non-discriminatory.

If you are a Tenant, you should:

• Understand your new rights regarding security of tenure and pets.

• Be aware of the legitimate reasons a landlord can use to repossess a property.

• Know how to use the new Ombudsman service if a dispute arises.

If you are concerned about how these changes will affect you, please get in touch today for a consultation. We can inform you of your specific rights and obligations and advise you on the best path forward.