The most significant change to the private rented sector in decades is now just one step away from becoming law. Last week, October 22nd, the Renters’ Rights Bill completed its journey through Parliament, with the House of Commons and the House of Lords agreeing on the final text.
The Bill now proceeds to the King for Royal Assent, officially transforming it into an Act of Parliament.
The Renters’ Rights Bill is now one step away from becoming the Renters’ Rights Act, and its biggest impact will be on the student housing market. To navigate the complexities of Ground 4A, tenancy termination, and void management, secure your spot on our upcoming special ½ day training on the Renters’ Rights Act and the student market . Don’t wait—get your business ready for the most significant change in a generation
What Happens Next? The Timetable for Enactment
While Royal Assent is imminent, it is crucial to remember that this is not the effective start date for all the changes. The various sections of the Act will be “enacted”—or brought into force—according to a phased timetable that the Government still needs to publish.
We are advised privately that the main parts including abolition of Section 21 will commence next April or May, with the database and redress scheme following a year later. Awaab’s Law will likely be 2028, but was two years late being implemented in the social sector, and finally the new Decent Homes Standard 2035/38.
But all of these are provisional and we await a firm Government announcement.
Landlords and letting agents must stay vigilant for this upcoming schedule to ensure full compliance.
Key Provisions: The New Reality for Landlords and Tenants
As a reminder, here are the core reforms that the Renters’ Rights Act will introduce:
Tenancy Structure & Security
- Abolition of Section 21 Evictions: Landlords will no longer be able to issue “no-fault” evictions. Possession can only be sought under one of the legitimate, specified grounds.
- Single System of Periodic Tenancies: Assured Shorthold Tenancies (ASTs) are removed. All tenancies will transition to a single system of periodic (rolling) contracts with no fixed end date, offering tenants increased security and flexibility. Tenants can end the tenancy at any time with two months’ notice (subject to an initial minimum term).
Possession Grounds (Section 8 Reforms)
- New Mandatory Grounds: Landlords will have updated, mandatory grounds to regain possession, notably if they plan to sell the property or if the landlord or their close family member needs to move in. These grounds will include specific restrictions, such as minimum notice periods and an exclusion period at the start of a new tenancy.
- Strengthened Fault Grounds: Grounds for eviction based on anti-social behaviour and repeated serious rent arrears will be strengthened.
Property Standards & Dispute Resolution
- Decent Homes Standard: The minimum quality benchmark for housing is extended to the Private Rented Sector (PRS) for the first time.
- Awaab’s Law: Landlords will be legally required to investigate and fix serious hazards, such as damp and mould, within specified timeframes.
- New Private Rented Sector Ombudsman: All private landlords must join this mandatory scheme, providing tenants with a simpler, quicker, and impartial path to resolve disputes.
- Private Rented Sector Database (Property Portal): This mandatory register of landlords and properties is designed to help landlords comply with their legal duties and enable local councils to target enforcement.
Rights & Protections
- Right to Request a Pet: Tenants gain the right to request a pet, which landlords cannot unreasonably refuse. Landlords can, however, stipulate that the tenant must hold pet insurance to cover potential damage.
- Rent Increase Limits: Rent can only be increased once per year. Tenants will have the right to challenge above-market rent increases through the First-tier Tribunal.
- Ban on Rental Bidding Wars: Landlords and agents are prohibited from demanding offers above the advertised rent price or asking for more than one month’s rent in advance.
- Ban on Discriminatory Blanket Bans: It will be illegal to implement blanket bans against tenants in receipt of benefits or families with children.
Special Focus: The Student Market
In Binformed’s view, the student market is where the most significant practical impact of these changes will be felt due to the abolition of fixed-term contracts, with the shift from predictable fixed-term contracts to a single system of periodic tenancies creates “perpetual micro-voids” for student landlords.
The shift to open-ended periodic tenancies fundamentally changes the way student lets—which typically operate on fixed, academic year cycles—will need to be managed.
The switch to periodic tenancies fundamentally breaks the traditional student letting cycle. To navigate the complexities of Ground 4A, tenancy termination, and void management, secure your spot on our upcoming special ½ day training on the Renters’ Rights Act and the student market . Don’t wait—get your business ready for the most significant change in a generation.
The session will cover how to manage the new system where:
- The student has the right to move out with 2 months’ notice at any time.
- A new Section 8 Ground (Ground 4A is the student possession ground) replaces the legal safety blanket of Section 21.
- The HMO Nightmare scenario means one tenant giving notice automatically terminates the tenancy for all joint tenants.
