A New Era for Renters
The Renters’ Rights Bill is set to transform renting in England. The bill received Royal Assent on the 27th of October, 2025, though the main changes are set to take effect from May 1st 2026. These reforms aim to provide tenants with greater security, fairer costs, and stronger rights, especially concerning repairs and rent increases.
At CEL Solicitors, we welcome these changes. We assist tenants across England and Wales with housing disrepair and tenancy deposit claims. While the Renters’ Rights Bill applies only in England, tenants in Wales continue to have strong legal protections. These new laws should make it easier for tenants to hold landlords accountable and take rightful action with confidence.
What’s changing under the Renters’ Rights Bill
Here’s a straightforward summary of the main reforms:
Abolition of Section 21 ‘No-Fault’ Evictions
Landlords will no longer be able to evict tenants without a valid reason. All eviction claims must be based on specific grounds and proper procedures. Additionally, landlords who do evict tenants will have to wait 12 months before renting out the property again, significantly reducing their ability to exploit tenants.
Existing Tenancies Will Become Periodic
When the Bill becomes law, fixed terms in existing assured and assured shorthold tenancies (AST) will be removed, converting them into rolling (periodic) month-to-month tenancies. This change brings all agreements into the same system.
A rolling month-to-month tenancy offers greater flexibility, less long-term commitment if your circumstances change, and simpler management for those who plan to remain in their home beyond an initial fixed term. This is positive for both tenants and landlords.
Clearer Eviction Grounds and Longer Notice Periods
Landlords must use defined grounds to regain possession and comply with revised notice periods, giving tenants more time and certainty.
Limits on Up-Front Costs and Rent Increases
Landlords will be prohibited from charging excessive up-front sums (e.g., more than one month’s rent in advance). Rent can generally only be increased once a year with proper notice, and tenants can challenge unreasonable increases at a tribunal.
Protections Against Discrimination
Landlords and agents will be banned from blanket refusals — for example, refusing tenants simply because they receive benefits or have children. Everyone should have a fair chance at finding a safe home.
Right to Request a Pet
Tenants will be able to request a pet, and landlords must consider those requests reasonably. (The earlier proposal allowing landlords to require pet insurance has been dropped.)
Incorporating the Decent Homes Standard & Awaab’s Law
The Renters’ Rights Bill is set to introduce significant improvements in housing quality and tenant safety by extending two critical standards to the private rented sector:
Decent Homes Standard (DHS):
Currently applicable to social housing, the DHS sets minimum standards for housing conditions. The government is proposing to extend this standard to the private rented sector, ensuring that all rented homes meet specific criteria for safety, repair, and energy efficiency. This move aims to provide tenants with safer and more comfortable living conditions.
Awaab’s Law:
Named after Awaab Ishak, a two-year-old who tragically died due to prolonged exposure to damp and mould, this law mandates that landlords address serious hazards, such as damp and mould, within strict timeframes. Originally applied to social housing, the Renters’ Rights Bill will extend these obligations to the private rented sector, compelling landlords to act swiftly in rectifying hazardous conditions.
Together, these reforms will empower tenants to demand safer, healthier living environments and provide stronger legal grounds to challenge landlords who fail to meet these enhanced standards.
What the Changes Mean for Current Tenants
Automatic Change to Periodic Tenancies:
If you already have a fixed-term assured or assured shorthold tenancy , the fixed term will be removed when the Act takes effect, and your tenancy will become periodic (month-to-month).
Your Landlord Still Has Duties:
They must continue to keep your home safe and carry out repairs, protect your deposit in an approved scheme, and follow the correct legal process for any rent change or possession claim.
Better Leverage for Tenants:
Because Section 21 will be gone, landlords can no longer use “no-fault” notices to remove tenants quickly. This strengthens a tenant’s ability to push for repairs and challenge unlawful behaviour.
What the Changes Mean for New Tenants
Simpler Tenancy Structure:
New tenancies will be periodic from the start rather than fixed-term ASTs.
Greater Security:
Landlords must rely on lawful grounds to evict rather than using no-fault notices.
Fairer Costs:
Up-front payments and rent increases are more tightly controlled, helping tenants to budget with confidence.
Housing Standards and Repairs
Stronger Repair Duties:
The Bill extends tougher repair and hazard-fixing duties (including principles from “Awaab’s Law”) into the private rented sector, with statutory timeframes for urgent hazards such as severe damp and mould.
New Enforcement Routes:
Local authorities and the new Ombudsman will have stronger powers to make landlords act and to award compensation.
Deposits and Rent Increases
Deposits Remain Protected:
Landlords must protect tenancy deposits in an approved scheme and provide prescribed information. If a landlord fails to protect a deposit, tenants have enforcement remedies, including potential compensation.
Rent Increases:
Rent can usually only rise once a year, with at least two months’ notice. Tenants can challenge unfair increases through the First-tier Tribunal. This is an independent body that resolves disputes between tenants and landlords, including disputes over rent and deposits. Tenants can apply online or by post and provide evidence, such as tenancy agreements, rent records, or correspondence, to support their case. Getting advice from a housing solicitor can make the process easier and improve the chances of a fair outcome.
What the Renters’ Rights Bill Means for Tenants Pursuing Repairs or Deposit Claims
At the moment, some landlords use Section 21 ‘no-fault’ evictions to remove tenants who request essential repairs or challenge unfair deposit deductions. This can make it difficult for tenants to stand up for their rights.
Once the Renters’ Rights Bill becomes law, Section 21 evictions will be scrapped. This change will give tenants in England greater security and confidence to take action when their landlord fails to meet their responsibilities.
For many, this means it will finally be safer to pursue a housing disrepair or tenancy deposit claim — without fear of losing your home in retaliation.
If your landlord has ignored repair requests or wrongly kept your deposit, our housing specialists can help you understand your options and claim the compensation you may be entitled to.
Practical Steps for Tenants
Document Problems Now:
Keep photos, dates, and copies of messages to your landlord.
Check Your Deposit:
Ask your landlord for proof of deposit protection and confirm with the scheme.
Challenge Rent Increases:
Ask for written notice and, if unreasonable, apply to the tribunal.
Report Urgent Hazards:
Report in writing and contact your local council if the landlord fails to act.
Seek Early Advice:
Getting legal help early protects your evidence and strengthens your case.
FAQs
When will the Bill become law and when will it apply?
While Royal Assent was granted in October 2025, the main reforms are expected to take effect from May 1, 2026. Some measures may be introduced in stages.
Will my current fixed-term tenancy stay the same?
No. When the Act takes effect, it will remove fixed terms from assured and assured shorthold tenancies already in place, converting them into periodic tenancies.
Can my landlord still evict me without reason?
Not under Section 21. Landlords must use specified possession grounds and follow the correct process, such as for serious rent arrears or sale of the property.
What is an Assured Shorthold Tenancy (AST)?
Most private tenants in England rent under an Assured Shorthold Tenancy (AST). This is a legal agreement between a landlord and tenant that sets out each party’s rights and responsibilities. Traditionally, ASTs are fixed-term, lasting for a set period (often six or twelve months), during which tenants generally cannot leave without notice, and landlords can only regain possession under specific legal grounds.
What is a periodic (rolling) tenancy?
A periodic tenancy continues on a month-to-month basis rather than for a fixed term. Under the Renters’ Rights Bill, all existing fixed-term ASTs will automatically become rolling tenancies once the law takes effect.
How does a periodic tenancy benefit me as a tenant?
A rolling month-to-month tenancy offers:
Flexibility: You can end your tenancy with notice, usually 30 days, if your circumstances change.
Simplicity: There’s no need to renew a formal contract at the end of a fixed term.
Ongoing protection: You retain all your rights and legal protections from the fixed-term tenancy.
Is this change good for landlords, too?
Yes — periodic tenancies make it easier for landlords to manage tenancies without constant contract renewals and provide clearer rules for possession.
What if my landlord won’t fix the dangerous damp or mould?
Report it in writing, keep records, and contact your local council if needed. You can also get legal advice about a housing disrepair claim.
What if my deposit wasn’t protected?
You may be entitled to compensation under the deposit protection rules. We can help you check and recover what you’re owed.
Support When You Need It
These reforms put tenants in a stronger position. Laws matter — but only when people use them.
If you have a housing disrepair issue or a tenancy deposit dispute, CEL Solicitors can advise and, where appropriate, act for you.
You are not alone. Just tell CEL.
We listen, we care, we win.
