Renters’ Rights Act passes into law

Within this guide, the Ministry of Housing, Communities and Local Government (MHCLG) said that in order to bring this tenancy reform to the social housing sector it will update its direction to the Regulator of Social Housing so the regulator can update its Tenancy Standard. This requires a statutory consultation process at a later date.

Assured shorthold tenancies have typically only been used in the social rented sector, where there was an expectation that a tenancy would be for the short term. Therefore, the majority of social tenants already enjoy secure assured tenancies, which have greater security and do not allow the use of Section 21, the government said in this guidance.

In its latest update, MHCLG said the practice of Section 21 evictions in the PRS has “pushed thousands into homelessness”. The government said its abolition is a “seismic shift” that will empower tenants to challenge poor conditions and unreasonable rent increases without fear of retaliatory eviction.   

The Renters’ Rights Act will also introduce other changes to the PRS, for which secondary legislation will be required for a commencement date. The government said that ministers will outline how all of the reforms will be rolled out “in the coming weeks”.

This includes introducing the Decent Homes Standard and Awaab’s Law into the PRS for the first time.  

The social housing and PRS sectors are both awaiting the outcome of the new Decent Homes Standard following the closure of its consultation in September. The first phase of Awaab’s Law came into force for the social rented sector on 27 October.

The Renters’ Rights Act will also ban landlords and agents from refusing tenants because they have children or receive benefits.

Renters can expect to see further reforms that will put an end to bidding wars and stop landlords from demanding more than one month’s rent upfront. Tenants will also be able to challenge unfair rent increases and ask to keep a pet, which is something landlords can’t refuse without a good reason.  

The Renters’ Rights Act will also introduce a new PRS Database. The government said this will help landlords understand their legal obligations and demonstrate compliance, alongside providing better information to tenants to make informed decisions when entering into a tenancy agreement.

The law will introduce a new PRS Landlord Ombudsman Service. The MHCLG said this service will offer “fair, impartial and binding resolution” for tenants and will have the power to compel landlords to issue an apology, provide information, take remedial action and/or pay compensation.  

It will be mandatory for private rented sector landlords with assured and regulated tenancies to sign up to the ombudsman and the database.

The act also gives local housing authorities new powers to investigate whether a landlord or an agent letting out private rented housing has broken certain laws. These new powers will commence on 27 December 2025.

Prime minister Sir Keir Starmer said: “Every family deserves the dignity of a safe and secure home. For too long, millions of renters have lived at the mercy of rogue landlords or insecure contracts, with their futures hanging in the balance. We’re putting an end to that.  

“A secure home isn’t just bricks and mortar – it’s the foundation for opportunity, safety and a better life. No child should grow up without one.” 

Steve Reed, housing secretary, said the “historic act marks the biggest leap forward in renters’ rights in a generation”.

“We are finally ending the injustice overseen by previous governments that has left millions living in fear of losing their homes,” Mr Reed said.

“For decades, the scales have been tipped against tenants. Now, we’re levelling the playing field between renters and landlords. We are tearing down the walls of injustice in the private rented sector and building a future where tenants are protected, respected and empowered.  

“This is an historic moment for renters across the country and we’re proud to deliver it.”