After months of debate, the Renters’ Rights Act (previously the Renters’ Reform Bill) has officially become law following Royal Assent. It is the biggest shake-up of the private rented sector in decades, and it will have a direct impact on how we let and manage property in England.

I have been following this closely, both as a landlord and as someone who works with hundreds of agents across the country. Below, I have broken down what you need to know, what is changing, and what I would recommend doing to get ahead.

When will the Act take effect?

Although the Act has now passed into law, it will not apply overnight. The Government will roll it out in stages with different commencement dates for each part.

Expect tenancy reform and the end of ‘no-fault’ Section 21 evictions to come first. Other elements such as the new landlord and agent database and the Decent Homes Standard will follow later.

My advice: start reviewing your tenancy agreements, notices, and processes now. You do not want to be caught on the back foot when the various stages come into force.

Will it affect all tenancies?

The Act mainly targets assured and assured shorthold tenancies (ASTs), so if your portfolio includes non-Housing Act or common-law tenancies, many of the new rules will not apply.

Tip: audit your portfolio to see which of your tenancies are ASTs or assured. That is where you will feel the changes first.

Will we need new tenancy agreements?

Yes. Once the relevant section is live, landlords will have to provide a clear written statement of the tenancy terms before the tenancy is entered into. The Government will set out exactly what that statement must include.

For existing tenancies, you will have one month from the start date of the Act to provide specific information, which is expected to come in the form of a government-issued leaflet or brochure.

What to do now: create a draft written statement template and be ready to share updated documentation once the details are confirmed.

Are fixed-term tenancies going?

Yes. Fixed-term ASTs will be replaced by open-ended periodic tenancies. In practice, that means tenancies will continue until either the tenant decides to leave (with notice) or the landlord regains possession using valid grounds.

Plan ahead: update your letting paperwork and plan for periodic agreements in future.

What about student lets?

This is a big change for student landlords. Fixed-term student contracts such as academic year ASTs will no longer exist once the relevant section comes into force.

A new possession ground, Ground 4A, will apply for student properties. It will only apply to HMOs let to full-time students, and you will need to prove the property is being re-let to students the following year.

Tip: if you manage student lets, look at how you will handle the move to periodic tenancies and possession via Ground 4A.

Can we still serve a Section 21?

Once the relevant part of the Act starts, no. Section 21 “no-fault” notices will be gone for good.

For now, you can still serve a Section 21, and there are transitional provisions in the Act which include a short window (expected to be around three months) for landlords to progress existing notices or possession claims. After that, all possession will move to Section 8, which is ground-based.

Action: if your current strategy relies on Section 21, review it now. You will need to get comfortable with Section 8.

How will possession work under the new system?

All possession will be via Section 8 grounds, which means you will need valid reasons such as rent arrears or wanting to sell.

Advice from experience: documentation will be key. Keep your records watertight including rent payments, communications, and inspections, because you will rely on those for any possession claim.

What if a tenant falls into arrears?

Ground 8, which is the mandatory rent arrears ground, is changing. Instead of “two months in arrears”, it will move to “three months or more”.

Arrears caused by delayed Universal Credit payments will not count towards this threshold.

Tip: keep clear rent records and note when arrears are due to Universal Credit delays. The clearer your audit trail, the better.

What is the restricted period for re-letting?

If you regain possession using Ground 1 or 1A, for example to sell the property, you will not be able to re-let or advertise it during the restricted period. That lasts for at least 12 months after the notice expiry or court claim date. Breaching it is an offence.

Action: build this restriction into your planning to avoid costly mistakes.

Shared ownership exemptions

Shared owners have a limited exemption. They can re-let immediately if they own less than 100%, the tenant was told this at the start, and the housing provider was notified before issuing a notice.

Tip: check your shared-ownership documentation and notifications now.

Tenant notice periods

Tenants will be able to end their tenancy with two months’ notice, given in any written form, including text or WhatsApp.

If one joint tenant serves notice, it ends the tenancy for all.

Action: update your exit process and make sure all notices are properly documented.

Rent increases

Going forward, rent increases can only happen via a Section 13 notice, once per year, with at least two months’ notice. Tenants can refer increases to the First-tier Tribunal free of charge, although the Tribunal cannot set a higher rent than you proposed.

Action: review your rent review cycle and systems now to fit the one-per-year rule.

Ban on rental bidding

You will need to list a clear asking rent and you cannot encourage or accept offers above it. Local authorities can fine up to £7,000 for breaches.

Action: check your listings and make sure they comply.

Rent in advance

You will not be able to take rent before the tenancy begins, and once it starts, you can only request up to one month’s rent in advance.

Existing tenancies with longer payment terms such as quarterly can continue until the transitional rules take effect.

Action: review rent-in-advance terms and update new tenancy templates.

Pets

Tenants will have a new legal right to request permission to keep a pet. Landlords must respond in writing within 28 days and must not unreasonably refuse.
The Government has decided not to make pet insurance mandatory. Landlords also cannot charge a separate fee for granting permission, and any additional deposit must stay within the overall cap allowed under the Tenant Fees Act.

Action: remove blanket “no pets” clauses, be ready to respond within 28 days, and document clear, reasonable grounds for any refusal.

Awaab’s Law and maintenance

The Government has not finalised the details, but private landlords will be required to tackle damp and mould quickly and keep full records.

My recommendation: get ahead of this now. Log repair requests, track response times, and keep a digital paper trail.

Tenants on benefits

It will be unlawful to discriminate against applicants receiving benefits or with children. You can still assess affordability, but you cannot refuse purely on benefits or family status.

Action: review your referencing criteria and make sure decisions are documented fairly.

Rent-to-rent setups

These will be heavily affected. With fixed terms and Section 21 being removed, vacant possession at the end of a rent-to-rent agreement will no longer be guaranteed in the same way.

Rent repayment order liability will also extend to superior landlords. That means if a rent-to-rent operator commits offences, the superior landlord may be pursued for up to two years’ rent.

Action: if you use or manage rent-to-rent arrangements, review your contracts and seek legal advice on vacant possession clauses and compliance.

Guarantors

You can still require a guarantor where appropriate. However, if a tenant dies during a tenancy, the guarantor will not be liable for rent after the tenant’s death.

Action: review guarantor clauses in your tenancy agreements to ensure they comply with the new rule.

Tenancies in Wales

Most of the Act applies to England only. However, the provisions around discrimination (such as benefits and families) also apply in Wales.

Action: if you manage properties in Wales, check which rules apply and update your templates accordingly.