Renters’ Rights Act (England)- a new era for the Private Rented sector.

The Renters’ Rights Act received Royal assent on 27 October 2025. When implemented, it will bring significant changes to the private rental sector in England. The Bill effectively abolishes assured shorthold tenancies, converting most short-term lettings into periodic assured tenancies under the Housing Act 1988. This change applies to all lettings under 21 years (or those between 7 and 21 years entered into before the Act commences), including tenancy agreements in place at the commencement date — yet to be announced. 

Additionally, it will be unlawful for landlords to discriminate against tenants who receive benefits or have children, and any clauses in superior leases, mortgages or insurance policies prohibiting such lettings will be ineffective. The Government aims to extend these anti-discrimination provisions to Wales and Scotland, but the Act applies only to premises in England. Housing regulation is devolved in Wales. 

The Bill also covers the right for tenants to keep pets — subject to landlord's consent not to be unreasonably withheld, and addresses the “assured tenancy trap” for ground rents: any lease over 21 years (or between 7 and 21 years if entered into prior to the Act) will not be treated as an assured tenancy, preventing a claim for mandatory possession under the Housing Act 1988 for ground rent arrears.

Please see our publications: The Renters Rights Bill — What you need to know — 4 December 2024- which reflects the Bill as introduced to parliament. Subsequent changes are summarised at Renters’ Rights Bill: Progress in Parliament, Maddie Dunn

England’s 11 million private renters were granted the most significant increase to their rights in a generation when the government’s Renters’ Rights Bill received Royal Assent today at 7.40pm.

https://www.gov.uk/government/news/historic-renters-rights-act-becomes-law