Renters’ Rights Act receives Royal Assent heralding new protections for private tenants

The Government claimed the legislation would “rebalance landlord-tenant relations across England”.

On the abolition of section 21 ‘no fault’ evictions, it said: “This seismic shift will empower tenants to challenge poor conditions and unreasonable rent increases without fear of retaliatory eviction.”

The Government added: “The reforms will give renters the right to end tenancies with two months’ notice, while protecting legitimate landlord interests through strengthened repossession grounds that support continued investment in the sector.”

The Act will see the introduction of a Private Rented Sector Ombudsman, which will offer fair, impartial and binding resolution and will have powers to compel landlords to issue an apology, provide information, take remedial action and/or pay compensation. 

A new Private Rented Sector Database will also help landlords understand their legal obligations and demonstrate compliance.

Local authority enforcement will meanwhile be strengthened by expanding civil penalties, “introducing a package of investigatory powers and bringing in a new requirement for local authorities to report on enforcement activity”, the Government said.

Housing Secretary Steve Reed said: “Our 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.  

“For decades, the scales have been tipped against tenants. Now, we’re levelling the playing field between renters and landlords.”

He added: “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.”

The Government is yet to announce a timeline for the implementation of the measures in the Act, however, saying only that it would outline how the reforms will be rolled out “in the coming weeks”.

Robert Stewart, housing and property disputes partner at law firm Anthony Gold, said: “The most substantial reforms to residential tenancies in the private sector are expected to take effect in Spring 2026. Other reforms, and the abolition of section 21 notices by social landlords will take longer.”

David Smth, property litigation partner at Spector, Constant & Williams, said on LinkedIn: “It is important to note that [the Act] is not effective on the ground at this stage, contrary to some statements I have seen.

“While it is in force immediately for the making of regulations that is a technical matter and does not translate into any direct effects on the ground. To bring most of the Act into formal effect the government will need to pass further regulations. In practice this is something that the government could not do in less than 28 days so there is little risk of s21 and ASTs [assured shorthold tenancies] disappearing unexpectedly at short notice.”

Some provisions will come into force automatically two months after Royal Assent, he added, including the range of powers to investigate granted to local authorities.

Ben Twomey, Chief Executive of Generation Rent, said: “Today is a landmark day for renters across England. This new law is a vital step towards re-balancing power between renters and landlords and should be celebrated.

“Our homes are the foundation of our lives, but for too long our broken renting system has left huge numbers of renters staring down the barrel of poverty and homelessness, whilst placing a huge strain on local councils.

“For decades, Section 21 evictions forced renters to live in fear of being turfed out of our homes, preventing us from raising valid concerns with our landlords. At last, this outdated and unfair law is being sent packing”.

Harry Rodd