UK renters' law shifts

The Renters’ Rights Act completed its passage through Parliament and received Royal Assent on 27 October 2025, making it primary legislation in England. (gov.uk) The Act abolishes the Section 21 “no‑fault” eviction route and replaces fixed‑term assured shorthold tenancies with a single system of periodic assured tenancies, while requiring landlords to rely on specified possession grounds to recover property. (gov.uk) Landlords will generally be limited to raising rent once every 12 months using the statutory Section 13 process, must give at least two months’ notice of a proposed increase, and tenants can challenge above‑market proposals at the First‑tier Tribunal. (england.shelter.org.uk) Clauses demanding rent before a tenancy begins will be unenforceable and the Act restricts pre‑tenancy payments so that landlords cannot require more than one month’s rent up front for new lettings. (gov.uk) The regime outlaws rental “bidding” by forcing adverts to state a single asking rent and bars blanket refusal policies such as “no children” or “no benefits” while giving tenants a statutory right to request a pet with landlords required to respond in writing within 28 days. (gov.uk 1) (gov.uk 2) Enforcement is strengthened: local housing authorities may impose civil penalties up to £7,000 for breaches and up to £40,000 for offences, and the government’s implementation roadmap schedules a national Private Rented Sector database and a mandatory landlord ombudsman to follow in later phases with a Decent Homes Standard for the PRS planned further down the line. (gov.uk 1) (gov.uk 2)