New rights for renters – including an end to “no fault evictions”

The new Renters’ Rights Bill became law on 25th October 2025 and will come into force 1st May 2026.. This law aims to comprehensively improve conditions and protections for the 11 million people living in private rented accommodation in England.

How does the new law help me?

There are a large number of reforms in the bill. These are the highlights for tenants:

Eviction

Section 21 “no fault evictions” will no longer be allowed. Previously a landlord could evict you without reason. Section 21 notices were used by unscrupulous landlords as a means of forcing rent increases or “punishing” requests for repairs to your home. There were over 11,000 section 21 evictions in the first half of 2025.

Landlords can still evict tenants for causing damage, anti-social behaviour or criminal activity.
Landlords can still evict for 3 months non-payment of rent but longer notice allows tenants to recover from short term finance problems and repay arrears.
Landlords can still evict if they want to move into or sell the home, but they will need to provide 4 months’ notice to the tenant.
Landlords will need to apply to court to get an eviction notice on any of these grounds and provide evidence that convinces the court that the grounds have been satisfied. Unfortunately, the bill does not appear to reduce the risk of legal costs against the tenant if the landlord wins the case.

Tenancies

There will be an end to fixed (e.g. 12-month) tenancies which were hard to exit early. Instead, all tenancies will be “rolling periodic” meaning that you can stay in your home permanently and just give 2 months’ notice if you want to leave. The end of the standard 12-month tenancy is good news for both long-term and short-term renters.

Rent

Increases in rent will be limited to an annual increase that can’t push the rent past the current market rental value. Tenants will be able to challenge rent increases at a tribunal, and this can’t be used as a excuse to evict.

Repairs

The landlord will be required to maintain the property in line with the new “Decent Homes Standard”. The landlord will have to remedy any faults and safety issues (including damp and mould) in a time frame enforced by the local authority.

Exceptions

The law does not apply to Social Rented Housing where similar provisions already apply. Student hall accommodation is also excluded. The new law only applies in England although Scotland and (to a lesser extent) Wales already had improved renters’ rights.

These rights do not apply if you are a lodger i.e. living in a property with your landlord.

When will the law come into force?

These new rights will apply from 1^st May 2026. Unfortunately, until this date the old rules apply.

Importantly, until the law comes into force, you could be served with a Section 21 “no-fault” eviction notice.

Landlords can apply for evictions under the existing rules before 1^st May 2026 in which case the Repossession proceedings must be started by 31^st July 2026.

There is a danger that there will be a surge in eviction applications between now and the deadline.

How can we help?

If you receive an eviction notice then we can help you understand your options. We can support you in making applications to the court to delay or stop the eviction. Even with the current legislation there are a number of requirements for a landlord to make a section 21 application and we can help check its validity. Some courts will have a “duty solicitor” assigned to housing eviction cases and we can help you make best use of their services.