The Renters' Rights Act Explained

The Renters' Rights Act is the biggest shake-up of the private rented sector in England for a generation. It changes how tenancies work, how landlords can regain possession, and the balance of rights between the two sides.

The Renters' Rights Act reforms renting in England, most notably by abolishing "no-fault" Section 21 evictions and moving to periodic (rolling) tenancies instead of fixed terms. The changes are being introduced in phases, so exact dates and details are still bedding in — always check the current position on GOV.UK before acting.

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Key Takeaways

• Section 21 "no-fault" evictions are being abolished, changing how landlords regain possession.
• Fixed-term assured shorthold tenancies are being replaced by open-ended periodic tenancies.
• Landlords keep defined legal grounds to regain a property, such as selling or moving family in.
• The reforms are phased, so landlords and tenants should treat details as evolving and verify dates.

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What Is the Renters' Rights Act?

The Renters' Rights Act is legislation reforming the private rented sector in England. It builds on years of debate about improving security for tenants while keeping renting viable for landlords. Because it's being introduced in stages, some elements apply from different dates, and guidance continues to be updated — so treat any specific detail cautiously and confirm it on GOV.UK.

The reforms apply to England. Scotland and Wales have their own, separate rental laws.

The End of Section 21

The most talked-about change is the abolition of Section 21, often called "no-fault" eviction. Under the old system, a landlord could ask a tenant to leave without giving a reason, provided they followed the correct notice process.

Removing Section 21 means landlords will instead need to rely on specified legal grounds to regain possession — for example if they want to sell the property, move in a close family member, or where a tenant is in serious rent arrears or breaching the tenancy. In practice this means possession becomes reason-based rather than automatic.

The Move to Periodic Tenancies

Alongside this, fixed-term assured shorthold tenancies are being replaced with periodic (rolling) tenancies. Rather than signing up for a fixed six or twelve months, tenancies roll on a period-by-period basis.

For tenants, this offers more flexibility to leave (with notice) and more long-term security to stay. For landlords, it changes how they plan around a property and means the certainty of a fixed end date largely disappears.

What It Means for Landlords

For landlords, the reforms change some of the fundamentals of letting, so it pays to prepare rather than react:

• Regaining possession becomes evidence-based. You'll need to use a valid legal ground and follow the correct process, which makes good record-keeping more important than ever.
• Tenant selection matters more. With Section 21 gone, choosing reliable tenants at the outset is even more valuable — our guide on how to find good tenants covers referencing and checks.
• The business case may shift. More regulation is one of several factors landlords weigh up, which is why it's worth revisiting whether the numbers still work in is buy to let worth it?

Importantly, the reforms are not designed to stop landlords regaining genuinely needed possession — they change the route, not remove the right entirely.

What It Means for Tenants

For tenants, the headline is greater security. Without Section 21, you can't be asked to leave simply because a fixed term has ended, and rolling tenancies make it easier to move on when you choose. The reforms also sit alongside wider measures aimed at improving standards and the process around rent increases. As always, the detail is being phased in, so tenants should check their specific rights on GOV.UK.

A Note on Consent to Let

The reforms are a reminder that letting a property carries real legal responsibilities. If you're an "accidental landlord" letting a home you originally bought to live in — perhaps on a residential mortgage — you'll also need your lender's permission, known as consent to let. The rules of the tenancy apply regardless of how you came to be a landlord.

When does the Renters' Rights Act take effect?

It's being introduced in phases, with different elements applying from different dates. Because the timetable has moved during its passage, always check the latest position on GOV.UK rather than relying on a fixed date.

Can landlords still evict tenants?

Yes, but through defined legal grounds rather than the old no-fault Section 21 route — for example selling the property, moving in family, or dealing with serious arrears or breaches.

Does the Act apply across the whole UK?

No. It applies to England. Scotland and Wales set their own rules for the private rented sector.

The Renters' Rights Act reshapes renting in England, tilting the balance towards greater tenant security while preserving landlords' ability to regain a property for genuine reasons. Because it's phased and still bedding in, both sides should keep an eye on GOV.UK and take advice where the detail matters.