The Renters’ Rights Act – What does it mean for tenants?
The Renters’ Rights Act has now received Royal Assent and has become law in England. So, if you’re renting in England or planning to soon, there are some big changes to be aware of.
The Act reforms the existing assured shorthold tenancy (AST) system, replacing fixed-term tenancies with rolling periodic agreements and introducing stronger protections for tenants. While it’s now law, the changes are being introduced in stages over the coming months, so some protections will take effect before others.
What’s set to change?
- Abolish fixed-term tenancies and no-fault evictions (Section 21)
- Cap advance rent and simplify notice periods
- Introduce standards, protections, reduced discrimination, rent challenges, and bans on bidding wars
- Establish a landlord ombudsman and create a rented property database
For students, not all student housing will be affected in the same way. This depends on your accommodation type, which could change the rights you have.
Private rentals: All the new rules apply, including rolling tenancies, notice rights, and rent limits.
HMO (House in Multiple Occupation: All the new rules apply, including rolling tenancies, notice rights, and rent limits.
PBSA (Purpose-Built Student Accommodation): These buildings can keep fixed-term contracts (usually aligned with academic terms) if they follow a government-approved code of practice.
University halls: University-owned halls of residence are exempt, so most of the Act’s changes won’t apply here.
That means your contract may still run from September to July, for example, even under the new rules.
The end of fixed-term tenancies
Previously, you may have signed a fixed-term contract (often 6 or 12 months), which means you’re tied in until the end, even if your circumstances change.
Under the Renters’ Rights Act, this will change once the provisions come into force.
All new tenancies will become periodic, rolling from month to month.
What this means for you:
- You can give two months’ written notice, at any time, rather than waiting for a contract to end.
- You won’t get trapped in a long agreement if you need to move for work, family, or personal reasons.
- You’ll have more control and stability in your renting journey.
Notice periods made fairer
As a tenant, you’ll be able to end your tenancy whenever you need to. This applies regardless of when your tenancy started.
This gives tenants far more flexibility and means you won’t be locked into agreements that no longer suit your situation.
No more massive rent upfront
One of the biggest financial challenges for renters, especially international students and young professionals, is being asked to pay 6 to 12 months’ rent upfront.
The Renters’ Rights Act will make this illegal.
Landlords won’t be allowed to ask for more than one month’s rent in advance.
If you don’t have a UK guarantor and have previously struggled with high upfront costs, Housing Hand has been trusted and has been supporting 100,000 tenants since 2013. We’re also the only provider that allows you to pay your guarantor fee monthly and provides free wellbeing support too.
Evictions overhaul: Section 21 abolished
The Renters’ Rights Act 2025 removes the “no-fault” Section 21 eviction, so landlords can no longer evict tenants without a valid reason. At the moment, landlords can ask you to leave at the end of your tenancy for no reason at all. Under the new law, they’ll need to give a valid legal reason (such as non-payment of rent or property damage).
For tenants, that means:
– More stability
– Less fear of sudden eviction
– A fairer process if problems arise
Higher standards and better rights
The Renters’ Rights Act introduces a whole new set of protections and standards for renters, including:
- A Landlord Ombudsman so that you can resolve disputes fairly and independently.
- A national property database, giving you transparency on your landlord and property details.
- Stronger rules against discrimination that will protect families and people on benefits.
- An end to rental bidding wars because landlords must advertise a single, fair price.
- The Decent Homes Standard, which means faster repairs for issues like damp, mould, and poor heating.
These changes are designed to make renting safer, healthier, and more transparent.
What can you do now?
The Act is law, but it’s being implemented gradually. It’s a good idea to start preparing now.
Here’s how to stay informed and protected:
Know your rights: Some of the provisions will be coming into force on 1st May 2026, and you’ll have more flexibility and protection than ever.
Check your tenancy type: Are you in PBSA, private housing, or university halls? Don’t forget that rules may differ.
Avoid large upfront payments: You don’t have to pay six months in advance. Ask your agent or use a guarantor service.
Keep records: Save copies of your tenancy agreement, repair requests, and all correspondence with your landlord.
Ask questions: Is your landlord registered with an ombudsman? Are they part of the new database?
The Renters’ Rights Act marks a significant reform in protecting tenants in the UK rental market, providing you with more flexibility, security, and fairness. While PBSA tenants may retain fixed-term leases, those renting privately will benefit from transformed rights once the Act’s provisions take full effect.
Need help getting a guarantor or understanding your rights? Housing Hand is here to make renting safer and smoother. Apply online today.
