Everything UK letting agents and landlords need to know about the biggest reform to the private rented sector in 30 years — including key dates, changes, penalties, and how to get compliant.
The Renters' Rights Act 2024 is the most significant reform of the private rented sector in England in over 30 years. It received Royal Assent in January 2025 and is expected to come into force in May 2026, affecting all 2.9 million private landlords and 22,000 letting agents in England.
The Act fundamentally changes the relationship between landlords, letting agents, and tenants. It abolishes the no-fault eviction process (Section 21), introduces a new simplified tenancy structure, and creates a range of new rights for tenants — including the right to request a pet, the right to challenge rent increases, and stronger protections against discrimination.
For letting agents and landlords, the Act creates significant new compliance obligations. Non-compliance can result in fines of up to £40,000 per breach, rent repayment orders, and in serious cases, banning orders from operating as a landlord or letting agent.
The Act introduces changes across several areas of landlord and tenant law. Understanding each change is essential for compliance.
Section 21 of the Housing Act 1988 is abolished. Landlords will no longer be able to evict tenants without a valid reason. All evictions must now be based on specific grounds under Section 8 of the Housing Act 1988. New mandatory grounds have been added, including where the landlord wishes to sell the property or move in a family member, but these come with new restrictions and notice periods.
Fixed-term assured shorthold tenancies are abolished. All tenancies will become periodic tenancies from day one. Tenants can end their tenancy by giving two months' notice at any time. Landlords can only end tenancies using the new Section 8 grounds. Existing fixed-term tenancies will convert to periodic tenancies when the Act comes into force.
Tenants will have the right to request permission to keep a pet. Landlords must respond within 28 days and can only refuse on reasonable grounds. Landlords can require tenants to take out pet insurance as a condition of consent. Blanket 'no pets' policies will no longer be legally enforceable.
The Act introduces a new procedure for rent increases. Landlords must use a Section 13 notice to increase rent. Rent can only be increased once per year. Tenants have the right to challenge rent increases at a First-tier Tribunal. The Tribunal can only increase rent to the market rate — it cannot set rent above market level.
The Decent Homes Standard is extended to the private rented sector for the first time. Properties must meet minimum standards for condition, facilities, and thermal comfort. Local councils will have new powers to enforce the standard. Landlords who fail to meet the standard face significant fines.
Named after two-year-old Awaab Ishak who died from mould exposure, Awaab's Law requires landlords to investigate and fix reported hazards within strict timeframes. Emergency hazards must be addressed within 24 hours. Other hazards must be investigated within 14 days and fixed within a further 7 days.
A new national landlord database and property portal will be created. All landlords must register on the portal. Tenants will be able to check whether their landlord is registered. Letting agents must only work with registered landlords. Failure to register will be a criminal offence.
All private landlords must join a new government-approved ombudsman scheme. The ombudsman will be able to investigate complaints and award compensation of up to £25,000. Membership will be mandatory — landlords who fail to join face fines of up to £5,000.
Understanding the key dates is critical for compliance planning.
The Renters' Rights Act received Royal Assent, becoming law.
Government publishes secondary legislation and guidance for landlords and agents.
The Act comes into force. All existing and new tenancies are immediately affected.
Section 21 abolished. All fixed-term tenancies convert to periodic. New grounds apply.
The national landlord database and property portal goes live. Registration required.
The financial penalties for non-compliance with the Renters' Rights Act are severe.
| Compliance Breach | Penalty |
|---|---|
| Attempting to use Section 21 after abolition | Up to £40,000 |
| Failure to register on landlord portal | Criminal offence + fine |
| Failure to join ombudsman scheme | Up to £5,000 |
| Breach of pet request procedure | Up to £40,000 |
| Failure to meet Decent Homes Standard | Up to £30,000 |
| Breach of Awaab's Law timescales | Up to £40,000 |
| Unlawful rent increase | Rent repayment order |
| Discrimination in tenant selection | Unlimited fine |
Use this checklist to assess your readiness for the Renters' Rights Act.
Our comprehensive checklist covers every compliance requirement under the Renters' Rights Act. Free to download.
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1 May 2026 (expected)
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