What is the Renters' Rights Bill?

The Renters' Rights Bill (formerly the Renters' Reform Bill) is legislation that fundamentally changes renting in England. The biggest changes include abolishing Section 21 no-fault evictions, moving all tenancies to periodic (rolling) tenancies, creating a private rented sector ombudsman, a property portal for landlords, and new rights for tenants to keep pets and challenge above-market rent increases.

When does the Renters' Rights Bill come into effect?

The Bill is being implemented in phases. Key provisions including the abolition of Section 21 and the move to periodic tenancies are expected to apply to new tenancies first and then to existing tenancies after a transition period. Check GOV.UK for the latest implementation dates as provisions are being rolled out gradually.

Can my landlord still evict me under the new rules?

Yes, but only for specific, valid reasons using Section 8 grounds. These include serious rent arrears (at least 3 months), antisocial behaviour, the landlord wanting to sell the property, or the landlord or their family needing to move in. The landlord must go through the courts and provide proper notice. 'No-fault' evictions are being abolished.

Does the Renters' Rights Bill apply in Scotland, Wales, and Northern Ireland?

No — the Bill applies to England only. Scotland already has similar protections under the Private Housing (Tenancies) (Scotland) Act 2016. Wales has the Renting Homes (Wales) Act 2016. Northern Ireland has separate housing legislation.

Renters' Rights Bill Explained — What Changes for Tenants and Landlords | PocketWise

Renters' Rights Bill Explained — What Changes for Tenants and Landlords

How the Renters' Rights Bill changes renting in England, including the end of Section 21 no-fault evictions, new tenant protections, the property portal, and what landlords must do differently.

By PocketWise · 26 March 2026 · 5 min read

The Renters’ Rights Bill is the most significant change to renting in England in a generation. It affects every private tenant and landlord. Here’s what’s changing and what it means for you.

Key Changes

Change	What it means
Section 21 abolished	Landlords can no longer evict without a valid reason
All tenancies become periodic	No more fixed-term tenancies — all tenancies roll monthly
Right to keep pets	Landlords can’t unreasonably refuse pets
Property portal	New digital register of landlords and properties
Private rented sector ombudsman	Free dispute resolution for tenants
Decent Homes Standard	Private rentals must meet quality standards
Rent increase limits	Once per year, via formal Section 13 notice only
Bidding wars banned	Landlords and agents cannot invite bids above asking rent

Section 21 Abolition — End of No-Fault Evictions

What’s Changing

Before	After
Landlord could serve Section 21 giving 2 months’ notice — no reason needed	Landlord must use Section 8 with a valid ground
Tenants could be evicted even if they’d done nothing wrong	Must be a genuine, provable reason
Used as retaliation against repair complaints	Retaliatory eviction explicitly prohibited

Valid Grounds for Eviction Under the New Rules (Section 8)

Ground	Notice period	Detail
Rent arrears (3+ months)	4 weeks	Mandatory ground if arrears persist
Antisocial behaviour	2 weeks (serious)	Can seek immediate possession for extreme cases
Landlord wants to sell	4 months	New mandatory ground — can’t be used in first 12 months
Landlord/family needs to move in	4 months	New mandatory ground — can’t be used in first 12 months
Property needed for redevelopment	4 months	Substantial refurbishment that can’t be done with tenant in situ
Breach of tenancy terms	2–4 weeks	Depending on severity

Periodic Tenancies

Feature	Detail
All tenancies become periodic	No more 6-month or 12-month fixed terms
Tenant can leave with 2 months’ notice	At any time — no break clause needed
Landlord can only end tenancy with valid grounds	Via Section 8 (see above)
Existing fixed terms	Will transition to periodic when the Act fully applies
Benefits for tenants	More flexibility — not locked into long leases

Right to Keep Pets

Detail	Rule
Can I request a pet?	Yes — the landlord must consider it
Can the landlord refuse?	Only with a reasonable reason (must respond within 42 days)
What’s reasonable refusal?	Very small property, building rules, allergies of other tenants
Pet damage insurance	Landlord can require the tenant to have pet damage insurance
Existing bans in tenancy agreements	Blanket “no pets” clauses will no longer be enforceable

Rent Increases

Rule	Detail
How often?	Once per year maximum
How?	Must use a formal Section 13 notice
How much notice?	2 months
Can I challenge it?	Yes — appeal to the First-tier Tribunal if it’s above market rate
Tribunal assessment	Will determine the open market rent
Rent review clauses	No longer allowed — only Section 13 route
Bidding wars	Landlords and agents cannot ask or encourage prospective tenants to offer above the advertised rent

The Private Rented Sector Database (Property Portal)

Feature	Detail
What is it?	A digital register of all private landlords and their properties
Who must register?	All private landlords in England
What information?	Landlord identity, property details, compliance records
Tenant access	Tenants can check if their landlord is registered
Enforcement	Local authorities can take action against unregistered landlords
Purpose	Transparency, accountability, easier enforcement

The Ombudsman

Feature	Detail
What is it?	A new independent ombudsman for private rented disputes
Cost to tenants	Free
Landlords must join	Yes — membership will be mandatory
What it covers	Complaints about repairs, deposits, landlord behaviour, rent disputes
Binding decisions	Yes — decisions are binding on landlords
Compensation	The ombudsman can order compensation

Decent Homes Standard

For the first time, private rented homes must meet the Decent Homes Standard (previously only social housing):

Requirement	Detail
Free from serious hazards	Property must pass HHSRS assessment
Reasonable state of repair	Structure, exterior, and services maintained
Reasonably modern facilities	Kitchen, bathroom, heating — adequate for modern living
Thermal comfort	Adequate insulation and heating

What This Means for Tenants

Benefit	Detail
Greater security	Can’t be evicted without reason
Flexibility	Can leave with 2 months’ notice
Pets allowed	Reasonable requests can’t be refused
Fair rents	Increases capped at once per year, challengeable at tribunal
Quality standards	Property must meet Decent Homes Standard
Complaints	Free ombudsman service
Transparency	Property portal checks

What This Means for Landlords

Change	Action required
No more Section 21	Must use Section 8 with valid grounds
Register on property portal	Mandatory
Join the ombudsman	Mandatory
Decent Homes Standard	Ensure property meets requirements
Pet requests	Must consider reasonably
Rent increases	Once per year, Section 13 only

Timeline and Implementation

The Bill is being implemented in stages. Key dates are subject to change — check GOV.UK for the latest.

Phase	Expected provisions
Phase 1	Property portal, ombudsman, initial provisions
Phase 2	Section 21 abolished for new tenancies
Phase 3	Section 21 abolished for existing tenancies
Phase 4	Full Decent Homes Standard enforcement

Summary

Change	Impact
Section 21 gone	No more no-fault evictions
Periodic tenancies	More flexibility for tenants
Pets	Reasonable requests must be considered
Rent	Max one increase per year, challengeable
Ombudsman	Free dispute resolution
Property portal	Landlord register
Decent Homes Standard	Quality requirements for rentals

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