The Renters’ Rights Act has officially received Royal Assent, marking one of the most significant reforms to England’s private rented sector in decades.
The new law will ban Section 21 no-fault evictions, replace fixed-term tenancies with open-ended agreements, cap rent increases, and introduce tougher property standards under the updated Decent Homes Standard.
It also paves the way for a national landlord register and a new private rented sector ombudsman, while extending Awaab’s Law to private landlords.
Although the exact implementation timetable is yet to be finalised, the Government has confirmed that further secondary legislation will follow in due course. This signals the start of a major transition period for landlords, letting agents, and tenants alike.
The Renters’ Rights Act is therefore not only a legal milestone but also the beginning of a transformative process for housing across England.
Sián Hemming-Metcalfe, Operations Director at Inventory Base, said, “The Renters’ Rights Act marks a pivotal moment for the lettings industry, moving us from debate to delivery after what seems like a very protracted period of political back-and-forth. While it undoubtedly raises the bar on compliance, it also provides the certainty and structure that landlords and agents have been waiting for.
What’s vital now is that the Government resists the temptation to keep moving the goalposts. The private rented sector is essential to housing supply, and constant legislative change only fuels uncertainty. The focus should now be on supporting responsible landlords rather than penalising them.”
The Act’s journey to becoming law has been long and contentious.
Nearly two years have passed since Michael Gove first proposed to overhaul the private rented sector, a plan that faltered during the turbulent end of the Rishi Sunak government. Labour’s version of the Bill, which closely mirrors the original, has now passed rapidly through Parliament, aided by the party’s large majority.
Secretary of State Steve Reed described the Renters’ Rights Act as “the biggest leap forward in renters’ rights in a generation,” declaring, “We are finally ending the injustice overseen by previous governments that has left millions living in fear of losing their homes.
For decades, the scales have been tipped against tenants. Now, we’re levelling the playing field between renters and landlords.”
He added, “This is an historic moment for renters across the country and we’re proud to deliver it.”
Reed also confirmed that a full timetable for implementation would be published soon so that agents, landlords, and tenants can understand when the Renters’ Rights Act will come into force in its entirety.
The abolishment of Section 21 remains the most radical element, though campaign groups such as Shelter and Generation Rent have urged the Government to move faster. Labour has resisted immediate enforcement, citing the need to give property managers time to adjust and to ensure that County Courts are equipped to handle the expected increase in eviction cases.
Grace Milham, Group Operations Director at The Property Franchise Group, said, “The government is expected to set out its plan for implementation shortly, which will include some secondary legislation.
Housing Secretary, Steve Reed, has indicated this will happen as soon as possible. We therefore continue to work on the assumption that the Bill will come into effect around the first quarter of 2026.
There are 14 key areas of change for landlords, and we have not underestimated the scale of work required to ensure a successful transition for both landlords and tenants.”
Graham Hayward, Managing Director at Housing Hand, added that the company had already been preparing for the Renters’ Rights Act for two years, launching new products such as “Depositless” renting and additional wellbeing support.
“The challenge now is the implementation plan and sequence – along with the detail of how purpose-built student accommodation will be exempt, and how providers of it will reposition in this new market,” he said.
Ben Beadle, Chief Executive of the National Residential Landlords Association, noted that “After years of debate and uncertainty, today marks an important milestone for the private rented sector. With the Renters’ Rights Act on the statute book, the sector needs certainty about the way forward.
This is the most significant shake-up of the rental market in almost 40 years, and it is imperative that the new systems work for both tenants and responsible landlords.”
He emphasised the importance of clear guidance and at least six months’ notice before implementation to allow a smooth transition.
Christian Balshen, Rightmove’s Director of Agency Partnerships, warned that “The new legislation is a big change for landlords and it’s vital that they remain compliant. Selecting the right agent to work with, to understand and prepare for the changes, will be crucial.”
Paul Offley, Compliance Officer for the Guild of Property Professionals, said, “Good agents and landlords who already operate to high professional standards have nothing to fear from these changes – in fact, this legislation should help level the playing field and drive out poor practices that damage the reputation of the sector.
Ultimately, this could be very good news for the PRS, helping to build greater trust and confidence among tenants while supporting a more professional and sustainable rental market for the future.”
Lucy Jones, COO of Lomond Investment Management, agreed that “The Renters’ Rights Act represents the biggest shift in the private rental sector in a generation, marking a significant step forward in creating a more professional and transparent industry.”
She added that while landlords may find the new responsibilities daunting, expert guidance will be key to navigating the evolving landscape.
Dr Neil Cobbold, Commercial Director at Reapit, offered a note of perspective, saying, “It’s important to understand that this isn’t a ‘everything changes tomorrow’ moment.
Some of the key provisions – for example the new landlord portal, ombudsman and extension of the Decent Homes Standard to private rented homes – will be phased in over time, with some coming into force only in the mid-2030s.”
The Renters’ Rights Act therefore marks both an ending and a beginning: the close of years of debate, and the start of a long period of adaptation.
For landlords, letting agents, and tenants, it promises to reshape England’s rental landscape for decades to come.
