Renters’ Rights Act – Key Provisions Summary (England)

1. Abolition of Section 21 (“No-Fault” Evictions)

• Repeals Section 21 of the Housing Act 1988.
• Landlords can no longer evict without providing a statutory ground.
• All assured tenancies become periodic by default.
• Transitional arrangements apply to existing tenancies.
• Impact: Landlords must rely on strengthened Section 8 grounds.

2. Reform of Section 8 Possession Grounds

• Expanded / Strengthened Grounds
• New or revised mandatory grounds include:
• Landlord selling the property
• Landlord or close family member moving in
• Serious or repeated rent arrears
• Serious anti-social behaviour
• Persistent breach of tenancy
• Notice periods vary by ground.

Safeguards:

• Restrictions on use of sale/move-in grounds within first 12 months of tenancy.
• Re-letting restrictions following use of certain grounds.

3. Periodic Tenancies by Default

• All new and existing ASTs convert to periodic tenancies.
• Tenants can give 2 months’ notice at any time.
• Fixed terms effectively removed for most PRS tenancies.

Effect: Greater tenant flexibility; reduced landlord certainty of term length.

4. Rent Increase Controls

• Rent increases limited to once per year.
• Must use statutory Section 13 procedure.
• Tenants can challenge excessive increases at Tribunal.
• Prohibits “backdoor evictions” via above-market rent hikes.

5. Ban on Rental Bidding

• Landlords and agents cannot invite or accept offers above advertised rent.
• Must publish a clear asking rent.

6. Private Rented Sector Ombudsman

• Mandatory landlord membership of a new PRS Ombudsman scheme.
• Tenants can escalate complaints without court action.
• Ombudsman can award compensation and require remedial action.

7. Private Rented Sector Database

• National landlord/property portal.
• Registration mandatory before letting.
• Intended to support enforcement by Local Authorities.

8. Decent Homes Standard – Extension to PRS

• Applies Decent Homes Standard to private rented homes.
• Aligns with social housing standards.
• Enforcement via Local Authority powers.
• Expect overlap with:

-- HHSRS

-- Category 1 hazards

-- Damp and mould focus

9. Strengthened Enforcement Powers

• Local Authorities gain:
• Increased investigatory powers
• Enhanced civil penalty regime
• Potential rent repayment mechanisms
• Access to national database intelligence
• Fits alongside existing powers under:

-- Housing Act 2004
-- Civil Penalty regime (s249A)
-- Rent Repayment Orders

10. Anti-Discrimination Measures

• Prohibits blanket bans on:
• Tenants with children
• Tenants receiving benefits
• Landlords may still assess affordability but cannot apply blanket exclusion policies.

11. Pets in Rented Property

• Tenants have a right to request a pet.
• Landlord must not unreasonably refuse.
• Landlord may require pet insurance.

12. Student Tenancies

• Specific possession ground to allow landlords to recover possession for new student cohort.
• Aims to protect PBSA and student rental cycle.
• Practical Implications (Professional Perspective)

Given your regulatory focus:

• Expect increased Tribunal work relating to:

• Rent increase challenges

• Ground 8 arrears disputes

• Greater scrutiny on:

• Property condition (Damp, mould, excess cold)

• Compliance documentation

Likely rise in:

• Formal enforcement where landlords attempt workaround practices

For EHOs and housing enforcement officers, the key operational shift is the removal of S21 and increased reliance on evidentially robust Section 8 grounds.