The Renters’ Rights Bill is moving ever closer to becoming law, with the first changes likely to be implemented in early 2026. Following detailed debates in the House of Lords before Parliament’s summer recess, the Bill returned to the House of Commons for its final consideration at the start of September – and the majority of the latest amendments were rejected. The Bill will soon proceed to the ‘Royal Assent’ stage, where the King formally agrees for it to become an Act of Parliament (law).
While there is still time before major changes come into effect, we recommend taking steps to prepare now if you haven’t already. A recent survey has shown that only one in six landlords feels prepared for new legislation. So, if you need a refresher on the background of the Bill, our full guide has you covered. And here, in our Renters’ Rights Bill FAQs and roundup, we’ll answer the most common questions we’ve received about the upcoming changes…
When will the Renters’ Rights Bill come into effect?
Full implementation of the law is scheduled for 2026. The first changes to become law will be the abolition of Section 21 evictions and changes to assured shorthold tenancies, then other aspects of the Bill will follow.
How will eviction rules change for tenants and landlords?
Section 21 (‘no‑fault’) evictions will be abolished. All assured shorthold tenancies will automatically convert into periodic (rolling) assured tenancies, meaning landlords can only regain possession using specific, legally defined grounds via Section 8. There will also be a ‘no re-letting period’ enforced: if a landlord evicts tenants in order to sell the property and the sale doesn’t go through, it cannot be re-let for another 12 months. This is to stop landlords evicting tenants on the pretext of selling the property, then simply re-listing it for rent at a higher price.
What are the changes to rent payments and increases?
Landlords will no longer be able to request large amounts of rent in advance. They are limited to asking for a maximum of one month’s rent (or 28 days where rent periods are under a month), and they cannot enforce terms requiring rent ahead of the agreed due date.
Rent increases will be restricted to once per year and tenants will have the right to challenge excessive increases through a tribunal.
Are rental bidding wars still permitted?
No. The Bill prohibits landlords and agents from encouraging bidding wars or accepting offers above the advertised rent, protecting tenants from being forced to pay more under uncompetitive circumstances.
How will the new periodic tenancies work?
All tenancies will become rolling contracts. Tenants can leave with two months’ notice, while landlords will need to use specific grounds for ending a tenancy.
Can landlords still refuse pets?
Blanket bans on pets will no longer be permitted. Landlords must consider each pet request individually and will only be able to refuse on valid grounds, e.g. the property not being suitable for a pet, or building restrictions (e.g. in leasehold properties).
The government has also rejected a proposal to allow landlords to request a separate ‘pet damage deposit’ of up to three weeks’ rent, arguing that the existing five-week deposit cap is sufficient and many tenants simply won’t be able to afford the additional fee. Take a look at our blog on pets in rental properties for more details.
What about housing standards and enforcement?
The Bill introduces the Decent Homes Standard into private rentals, targeting safety and minimum quality and comfort standards. Enforcement tools include:
- A new Private Rented Sector Database: All landlords will be required to register their properties on the new database
- A landlord ombudsman: All private landlords will be required to join a new Private Rented Sector Ombudsman scheme, which will help resolve disputes with tenants – see our overview of the plans for a landlord ombudsman and database
- Penalties for non-compliance: Fines and rent repayment orders will be enforced
Can I still sell my property if I have tenants?
Yes, but you’ll need to give tenants four months’ notice under the new Section 8 grounds – and you cannot sell the property before the tenants have lived there for 12 months.
Will I be able to move back into my property if I need to?
Yes, but again, you’ll need to give four months’ notice under Section 8 and can only do so after the tenants have lived there for 12 months.
What happens if I don’t comply with the new regulations?
Non-compliance could result in fines, difficulty in regaining possession of your property, or even criminal charges in severe cases.
Renters’ Rights Bill: Key changes at a glance
| Issue | Changes in Renters’ Rights Bill |
| Fixed-term tenancies | Abolished – all will convert to periodic assured tenancies |
| No-fault evictions | Section 21 eliminated; evictions require valid Section 8 grounds |
| Rent increases | Limited to once a year; tenants may challenge via tribunal |
| Rent in advance | Landlords and letting agents cannot ask for or accept rent payments before the tenancy agreement has been signed |
| Rental bidding | Banned; no higher-than-advertised offers allowed |
| Protection for tenants receiving benefits | Landlords will no longer be able to discriminate against tenants who claim benefits or have children |
| Pets in rental homes | No outright bans – requests must be considered and an explanation provided if the request is turned down |
| Property standards | The Decent Homes Standard will apply to private rental properties |
| Regulation | New landlord database and ombudsman will be introduced |
| Rent Repayment Orders (RROs) | Enhanced scope: Tenants can claim back rent paid to landlords who have committed certain housing offences. The maximum amount claimable will increase from 12 to 24 months’ rent |
Get ready for the 2026 changes: How to prepare for the Renters’ Rights Bill
We’re here to support our landlords in preparing for the upcoming legislation changes, so get in touch if you have any questions. If you prefer to self-manage your rental properties, here are the steps you can take now so you’re ready for when the Bill becomes law in 2026:
- Review documentation: Check tenancy agreements and update where necessary
- Check your rents: Ensure advertised rents reflect the market
- Inspect your properties: If any repairs or maintenance work are required, put arrangements in place now
- Stay up to date: Keep an eye on news updates and government guidance
With our extensive knowledge of the local property market, we’re here to offer help and guidance at every stage of the lettings process, and we guarantee a bespoke service tailored to meet your specific needs as a landlord. Whatever level of support you prefer – from a tenant-introduction only service to a full management package – we’ll help you get the very best from your rental portfolio. If you need any advice in preparing for the Renters’ Rights Bill, contact us today.