Renters’ Rights Act for Tenants – Key Changes Explained

The Renters’ Rights Act is now in force and represents the biggest overhaul of the private rented sector in England for decades. The changes significantly affect tenants’ rights, tenancy agreements and the way rented properties are managed.

Here are the key points tenants should now understand.

1. Renters’ Rights Act for tenants – Section 21 Has Been Abolished
   Landlords can no longer use Section 21 “no-fault” eviction notices to end tenancies without reason.

This means landlords must now:

• rely on a valid legal ground for possession;
• serve the correct notice period;
• and, if necessary, prove the ground in court.

Valid grounds may include:

• serious rent arrears;
• anti-social behaviour;
• or the landlord intending to sell the property.

2. Fixed-Term ASTs Have Ended
   Most residential tenancies are now periodic from day one. The traditional fixed-term tenancy agreement has effectively disappeared.

This means:

• tenants are no longer tied into long fixed terms;
• and can remain in the property indefinitely unless they choose to leave or the landlord successfully regains possession using a valid legal ground.

Tenants must generally give at least 2 months’ written notice if they wish to leave, ending on a rent date or the day before.

3. Rent Increases Must Follow New Rules
   Landlords can now:

• increase rent only once every 12 months;
• and must use the formal Section 13 process.

Tenants also have greater rights to challenge rent increases through the First-tier Tribunal if they believe the proposed rent is above the market rate.

4. Rental Bidding Wars Are Banned
   Landlords and agents must now advertise a clear asking rent and cannot encourage tenants to bid above it.

This is intended to create a fairer and more transparent rental process.

5. Tenants Have Stronger Rights to Keep Pets
   Tenants can now formally request permission to keep a pet, and landlords cannot unreasonably refuse.

Landlords may still:

• assess the suitability of the specific pet;
• impose reasonable conditions;
• and require pet insurance in some circumstances.

However:

• landlords cannot charge additional pet deposits or pet fees.

6. Stronger Standards and Enforcement
   The Renters’ Rights Act also increases enforcement powers against landlords and agents who fail to comply with legal requirements.

This includes:

• larger financial penalties for serious breaches;
• increased local authority enforcement;
• and stronger protections against poor housing conditions.

7. Landlord Ombudsman and Database
   The Act introduces:

• a mandatory Private Rented Sector Ombudsman;
• and a national landlord database.

These measures are designed to improve transparency, professionalism and dispute resolution within the private rented sector.

Further official guidance can be found in the Government’s Guide to the Renters’ Rights Act.

What Should Tenants Do Now?
Tenants should:

• ensure they understand the terms of their tenancy agreement;
• keep written records of important communications;
• report maintenance issues promptly;
• and seek advice if they are unsure about rent increases, notices or their rights.

The private rented sector is changing significantly, and both landlords and tenants should ensure they understand the new rules and responsibilities.

At Aquarius Homes, we are continuing to help both landlords and tenants navigate the changes introduced by the Renters’ Rights Act.

If you have any questions regarding your tenancy or your rights as a tenant, please contact our team or find out more about our our Rental Properties and Services in Bath.