Understanding what the new law means for you
The Renters’ Rights Act is now law, bringing the biggest change to the private rental sector in recent history. The Act, which received Royal Assent on 27 October 2025, brings sweeping changes designed to create a fairer, safer and more transparent rental market for the 11 million tenants and 2.3 million landlords across England.
Newton Fallowell is committed to helping landlords, tenants and communities navigate the new legislation. Our experienced teams are well-informed and ready to offer clear guidance as the changes are introduced.
Impact of the new legislation
The new Act reshapes how tenancies are managed and brings in several important updates to tenancy law. These include the abolition of Section 21 “no fault” evictions, the end of fixed-term tenancies, improved repair obligations, and fairer rent regulations.
While this represents a significant shift, landlords who already focus on maintaining high standards will be well placed to adapt. Our local experts can provide clear advice to help ensure your properties and processes remain fully compliant.
For those who prefer a more hands-off approach, our Fully Managed service can take care of day-to-day management and ensure your property meets all legislative requirements. Our Rent Guarantee scheme also provides added peace of mind by protecting your rental income if tenants fall into arrears.
The main changes to know about
- Removal of Section 21 evictions – landlords must now use updated Section 8 grounds for possession.
- No more fixed-term tenancies – all new tenancies will be periodic, allowing tenants to leave with two months’ notice.
- Updated rent increase rules – rent increases limited to once per year, with tenants able to appeal excessive rises.
- Right to request pets – landlords must not unreasonably refuse a tenant’s request.
- Ban on rental bidding – properties must be marketed at a fixed rent, ending rent bidding wars.
- New rules on discrimination – landlords and agents can no longer refuse applicants based on children or benefits.
- Decent Homes Standard – extended to the private sector to improve property safety and living conditions.
- Awaab’s Law – introduces strict repair timelines for serious hazards such as damp and mould (14 days to investigate, seven days to fix, and 24 hours for emergencies).
- Private Rented Sector Ombudsman – providing a fast, impartial way to resolve tenant complaints.
- Private Rented Sector Database – a new national register to help landlords demonstrate compliance and provide tenants with transparent property information.
What to expect next
The Act has now become law, but its implementation will be introduced in stages. The government is expected to confirm rollout dates in due course. Initial reforms such as the end of Section 21 and tenancy reform are likely to take effect first, with the new Ombudsman and PRS Database to follow later after a transition period.
The future of the private rental market
Government ministers have described the Act as “the most significant advancement in renters’ rights in a generation.”
The National Residential Landlords Association (NRLA) has also stressed the importance of introducing these reforms fairly and proportionately for responsible landlords.
This marks a new chapter for the private rental sector – one that raises standards while continuing to recognise the vital role landlords play in providing quality homes for local communities.
Speak to your nearest Newton Fallowell branch for expert advice on your next steps and to ensure your property continues to perform under the new legislation.
Working with you through the changes
Our local teams are here to help you make sense of the Renters’ Rights Act and what it means for your rental property. Whether you own one home or manage a portfolio, we’ll guide you through the changes and help you stay compliant and confident.
Thinking about your rental income for the year ahead? Book a free rental valuation to find out how your property compares in today’s market.
We’re here to make sure you have the insight, clarity and support you need, every step of the way.
