Renters’ Rights Act: what made the final cut?

On 22nd October 2025, the much-awaited Renters’ Rights Bill made it through the House of Commons with a small number of amendments. This means that the new Renters’ Rights Act will become law as soon as the King gives the legislation royal assent. If you are one of THP’s many landlord clients, you’ll be keen to know what measures will become law. In this article, we take a look at the key pillars of the new Act, as well as the amendments accepted by the Commons.

What is the Renter’s Rights Act?

The Renters’ Rights Act is the government’s flagship housing reform, designed to rebalance the relationship between landlords and tenants in England. It aims to give renters greater security and transparency, while still allowing responsible landlords to manage their properties effectively. The jury is still out on whether it will achieve this.

What are the key changes the Act introduces?

The Renters’ Rights Act introduces a number of significant reforms that will reshape how landlords let and manage their properties. Many of these have been anticipated for some years. However, the key changes are:

1.      The end of Section 21 “no-fault” evictions

Landlords will no longer be able to evict tenants without having to give a reason. Instead, they must rely on one of the updated ‘reasonable grounds’ under Section 8, such as intending to sell the property, move in themselves or deal with serious rent arrears or anti-social behaviour. For more details on grounds for possession, plus notice periods, consult this page.

2.      Tighter rules on rent increases

Rent reviews will be limited to once per year, with landlords required to give at least two months’ notice of any increase. Rises must be at the market rate (what the asking rent would be if the property were newly advertised). Tenants will also have a clearer route to challenge rises they believe to be unfair, through a first-tier tribunal. The Renters’ Rights Act also bans rental bidding.

3.      A single system of periodic tenancies

Fixed-term assured shorthold tenancies will be scrapped in favour of rolling periodic tenancies. Tenants will be able to give two months’ notice to leave, while landlords can regain possession only on legitimate grounds. This is designed to create a more flexible rental market for both sides.

4.      Stronger protections for families, benefits claimants and pet owners

If a tenant asks to keep a pet, landlords will no longer be able to refuse unreasonably. The Renters’ Rights Act also introduces stronger safeguards to prevent discrimination against families with children or people receiving benefits.

5.      A national property portal

Landlords will need to register their properties on a new digital Property Portal, which will hold key compliance information such as safety certificates and energy performance details. Registration will be necessary in order to use certain possession grounds. This aims to make the rental market more transparent and drive up compliance.

6.      A new private rented sector Ombudsman

All private landlords will be required to register with a national ombudsman scheme. The ombudsman will provide tenants with a free and impartial way to resolve disputes, theoretically helping to reduce pressure on the courts and improve standards across the sector.

Which amendments made it into the Renters’ Rights Act?

The House of Lords proposed dozens of amendments, but only a very small number made it into the final Renters’ Rights Act. These included provisions to regulate standards in Ministry of Defence accommodation, plus measures to protect shared ownership leaseholders who become accidental landlords.

When will the Renters’ Rights Act come into force?

The Act comes into force when it receives royal assent. However, there is currently no set date and the government has said it wants a smooth transition. For example, if a landlord serves a Section 21 notice before the Act comes into force, they’ll still be able to apply to a court within two months of its commencement date, provided the notice is within the six-month validity period.

What’s next for landlords?

While the Renters’ Rights Act will hand back more power to tenants, it’ll also make it tougher for landlords. If you’re looking for ways to get more value from your rental portfolio we recommend talking to one of our buy-to-let specialists today. Also, now that Making Tax Digital is just round the corner, you may also want to benefit from our Landlord Software Platinum Service for MTD.