The UK’s Renters’ Rights Act, described as one of the biggest rental reforms in decades, came into force on 1 May. The legislation affects both tenants and landlords across England, and the reforms aim to strengthen tenant protections and improve housing stability.

The new legislation includes changes to eviction procedures, tenancy agreements, rent increases and rental practices, alongside broader measures intended to increase accountability within the housing sector. Below are some of the key reforms introduced under the legislation.

End of no-fault evictions

The reforms abolish Section 21 of the Housing Act 1988, which previously allowed landlords to evict tenants without providing a specific legal reason. With the Renters’ Rights Act, evictions now have to fall under specific legal grounds. The measure marks a significant shift in tenant protections within the private rental sector.

Rolling tenancies introduced

Under the new legislation, fixed-term tenancies are replaced with periodic, or rolling, tenancy agreements. This means tenants are no longer automatically tied to fixed contract end dates and may leave the property with notice. The government says the changes are designed to offer renters greater flexibility and security.

New limits on rent increases

The new law places additional limits on how and when rent can be increased. Under the legislation, landlords may raise rent only once per year and must provide formal notice beforehand. Tenants will also have the right to challenge excessive rent increases, with disputes eligible for review through a tribunal process.

Ban on rental discrimination and bidding wars

The reforms also include measures aimed at improving fairness within the rental market. Landlords will no longer be permitted to impose blanket bans on tenants with children or people receiving benefits. In addition, rental bidding wars above advertised prices are banned, introducing new limits on competitive pricing practices within the sector.

Expanded tenant protections

The reforms further strengthen tenant protections and enforcement measures across the rental sector. Tenants will receive stronger rights regarding pets, while new enforcement mechanisms are intended to target rogue landlords. The legislation will also introduce a landlord database and ombudsman system, alongside strengthened housing quality standards and accountability measures.

Debate over long-term impact

Supporters of the legislation argue that the reforms help rebalance power between landlords and tenants by increasing housing security and strengthening renter protections.

However, critics have warned that stricter regulations could lead some landlords to leave the market, potentially reducing the number of rental properties available. The long-term impact of the reforms will largely depend on how effectively the new measures are implemented and enforced.

The changes may also be of interest to British residents living in Portugal who continue to rent property or maintain rental agreements in the UK.