The Renters' Rights Act brings a new era for renting in England: What the end of No-Fault Evictions (Section 21) means for tenants and landlords

Where Things Stand

As of the 27th of October 2025, the Renters’ Rights Bill has received Royal Assent and is now the Renters' Rights Act. This landmark legislation formally ends Section 21 evictions and introduces a new framework designed to enhance stability for tenants while ensuring clarity and fairness for landlords.

When Will the Changes Take Effect?

Although the Bill has now become a law, the changes will be phased in to allow time for adjustment. The ban on no-fault evictions is likely to come into force between October 2025 and January 2026, giving all parties time to prepare for the transition.

What This Means for Tenants

The reforms are designed to provide greater housing security and empower renters with stronger rights:

• No More Arbitrary Evictions: Landlords will need to provide a valid, legally defined reason to end a tenancy.
• Clear Grounds for Possession: Evictions will be permitted for reasons such as:
  • Persistent rent arrears
  • Serious property damage or anti-social behaviour
  • The landlord needing to sell or move into the property
• Rolling Tenancies: All Assured Shorthold Tenancies (ASTs) will convert to rolling periodic tenancies, offering flexibility and reducing the stress of fixed-term deadlines.
• Protected Periods: New tenancies will include a 12-month period during which landlords cannot evict for sale or personal use, ensuring stability early on.

What This Means for Landlords

While the end of Section 21 may seem like a significant shift, the new system offers several advantages for responsible landlords:

• Clarity and Consistency: The new framework clearly outlines acceptable grounds for possession, reducing ambiguity and legal disputes.
• Improved Tenant Relationships: With greater transparency and fairness, landlords can foster more positive, long-term relationships with tenants.
• Support for Legitimate Evictions: Section 8 grounds are being strengthened to ensure landlords can still regain possession when necessary, such as for property sale or personal use.
• Professional Standards: A new mandatory landlord register will help raise standards across the sector, improving the reputation of responsible landlords and deterring rogue operators.
• Dispute Resolution: A new Ombudsman scheme will provide a fair, accessible way to resolve issues without resorting to costly legal action.

Labour’s Renters’ Rights Bill (Current Government)

• Immediate Abolition of Section 21: No delay for court reform.
• Rent Controls: Limits rent increases to once per year, with tribunal access for disputes.
• Mandatory Landlord Register: Enhances oversight and accountability.
• Tenant Protections:
  • Ban on discrimination against families and benefit recipients
  • Right to request pets (with reasonable conditions)
  • Extension of Awaab’s Law to private rentals
  • Four-month notice periods for certain evictions
• Ombudsman Scheme: Streamlined resolution of disputes.

Conservative’s Renters' Reform Bill (Previous Proposal)

• Conditional Abolition: Dependent on court system improvements.
• No Rent Controls: Market-driven rent increases allowed.
• Voluntary Property Portal: Instead of a mandatory register.
• Flexible Tenancy Terms: Less prescriptive approach to tenancy lengths.
• Focus on Section 8: Emphasis on simplifying possession grounds.

Looking Ahead

This reform represents a positive step forward for England’s rental market. Tenants will benefit from increased stability and protection, while landlords will gain a clearer, more professional framework for managing their properties. As the new rules come into effect, staying informed and prepared will be key to making the most of this new chapter in renting.