A practical guide to England's major private rented sector reforms, including periodic tenancies, possession, rent increases and landlord responsibilities.
What is the Renters' Rights Act?
The Renters' Rights Act introduces one of the biggest reforms to the private rented sector in England in decades. Its purpose is to provide greater security for tenants while creating a clearer legal framework for landlords.
The reforms affect tenancy agreements, possession grounds, rent increases, property standards and landlord responsibilities.
Periodic tenancies become the standard
Section 21 no-fault evictions are abolished
Section 8 possession grounds are expanded
Rental bidding above the advertised rent is prohibited
New protections for tenants with children and those receiving benefits
Greater emphasis on property standards and compliance
Periodic tenancies
The Act replaces the traditional assured shorthold tenancy model with assured periodic tenancies.
Instead of fixed-term agreements ending automatically, tenancies continue until either the tenant gives notice or the landlord successfully relies on a legal possession ground.
Important
Most private tenancies now operate on a rolling basis rather than fixed terms.
End of Section 21
Landlords can no longer rely on Section 21 'no-fault' eviction notices for new possession claims.
Where possession is required, landlords must use an appropriate statutory ground under Section 8 and follow the legal process.
No automatic possession after a fixed term
Court procedures remain where tenants do not leave
Evidence supporting the possession ground is important
Updated Section 8 grounds
The Act expands and updates the statutory possession grounds available to landlords.
These include grounds relating to landlord occupation, sale of the property, rent arrears, antisocial behaviour and other specified circumstances.
Selling the property
Moving into the property
Persistent rent arrears
Tenant misconduct
Redevelopment in certain circumstances
Rent increases
Rent increases must follow the legal process. Tenants may challenge certain proposed increases through the First-tier Tribunal where legislation allows.
Landlords and letting agents must advertise a single asking rent and cannot invite bidding above that figure.
Protection against discrimination
The reforms include protections preventing blanket refusals against applicants simply because they receive benefits or have children.
Landlords may still carry out affordability and referencing checks provided they are applied fairly and lawfully.
Pets
Tenants are able to request permission to keep a pet. Landlords should consider requests reasonably and may refuse only where a valid reason exists.
Private Rented Sector Ombudsman
The reforms introduce a landlord ombudsman scheme intended to improve dispute resolution without immediately resorting to court proceedings.
Private Rented Sector Database
A new landlord database is intended to improve transparency, compliance and access to key property information.
What landlords should do
Landlords should review tenancy agreements, compliance procedures and documentation to ensure they reflect the current legal framework.
Review tenancy agreements
Maintain detailed property records
Keep repair logs
Understand the updated possession grounds
Maintain clear tenant communication
What tenants should do
Tenants should understand both their new protections and their continuing responsibilities throughout the tenancy.
Pay rent on time
Report repairs promptly
Keep tenancy documents
Provide correct notice when leaving
Communicate with the landlord
How Dan & Shiv Realty helps
Our team stays informed about changes affecting London's rental market and helps landlords and tenants understand how the reforms may affect their tenancy.
Landlord guidance
Tenant guidance
Property compliance support
Professional tenancy administration
Clear communication
Common questions
Frequently asked questions
Has Section 21 been abolished?+
For the reformed private rented sector in England, landlords can no longer rely on new Section 21 no-fault possession proceedings and must instead use an applicable statutory possession ground.
Are fixed-term ASTs still available?+
The reforms move the sector toward assured periodic tenancies as the standard form of tenancy.
Can landlords still recover possession?+
Yes. Landlords may seek possession where a statutory Section 8 ground applies and the legal process is followed.
Can tenants challenge rent increases?+
Depending on the circumstances and procedure used, certain proposed increases may be referred to the First-tier Tribunal.
Can landlords refuse applicants receiving benefits?+
Blanket refusals based solely on benefits or children are restricted, although lawful affordability and referencing checks remain permitted.
Do these rules apply across the UK?+
This guide relates to England. Scotland, Wales and Northern Ireland have different housing legislation.
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