Legal Update – The Renters Rights Act

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The Renters Rights Bill is now the Renters Rights Act – it was given Royal Assent on 27th October and is now an Act.

Currently there is no date set by the government when the different parts of the Act will be implemented including the commencement date of the new assured periodic tenancy system but have said that sufficient time to adjust and prepare will be given.

As a reminder, key elements of the Renters Rights Act are:

  • End of so-called ‘no-fault’ evictions: The measure abolishes Section 21 of the Housing Act 1988, which allows landlords to evict tenants without a stated reason;
  • Replacement of fixed-term tenancies: All tenancies will be converted to a single, “rolling” periodic tenancy model. Tenants can end these with two months’ notice, and landlords will rely on specific legal grounds for possession;
  • Ban on rent bidding wars: Landlords and agents are prohibited from soliciting or accepting offers of rent that are higher than the initial advertised price;
  • Annual rent increases: Rent can only be increased once per year, limited to the market value, and a minimum of two months’ notice must be given. Tenants can appeal to a tribunal if they believe the increase is unfair;
  • Discrimination protection: Landlords will be legally prevented from discriminating against prospective tenants based on whether they have children or receive benefits;
  • Decent Homes Standard: The measure applies the Decent Homes Standard to the private rented sector, ensuring properties meet minimum quality requirements including the new Awaab’s law;
  • New landlord database: A national register of landlords and their properties will be created to help both tenants and landlords;
  • Pet requests: Tenants will have the right to request a pet in their rental property, and landlords cannot unreasonably deny this request.

For more information and advice on this and how this may affect you please contact our Property Litigation Team at [email protected]

Legal Update – The Renters’ Rights Bill

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We are now close to the Renters Rights Bill receiving Royal Assent (where the Bill will become law) likely to be announced next week.

The Bill has navigated its way through the ‘ping pong’ phase in the House of Lords and will be back in the House of Commons next week for the final time where it is expected to be passed.  As set out in my previous updates the new Act will remove the right for landlords to use s.21 ‘no-fault’ evictions and will end fixed term tenancies with all tenancies becoming monthly periodic tenancies.

The majority of these provisions will not take effect immediately and we are awaiting to hear when this new tenancy system will be implemented which is likely to be around summer 2026 to allow landlords and professionals time to prepare and be ready for the changes.  Keep an eye out for further updates.

In the meantime, for those still wanting to serve a section 21 notice there was a recent County Court Appeal judgment in Cassell v Sidhu which concerned pre-tenancy gas safety certificates and those that do not have a full set of gas safety certificates and how this affects the validity of a section 21 notice.

In summary it highlighted the importance for the Landlord’s name and address to be correctly identified on the GSC, for new tenants to be provided with copy of GSC of the last record before they occupy the property and for landlords to retain GSC until there has been two further checks.

For more information and advice on this and how this may affect you please contact our Property Litigation Team at [email protected]

Possible introduction of fees payable for presenting Employment Tribunal claims

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STOP PRESS
Government will not be re-introducing employment tribunal fees. On 9 October 2025, the new Lord Chancellor and Justice Secretary, David Lammy MP, advised that the government would not be re-introducing fees in the employment tribunals.

It has been reported in the media that the government is considering re-introducing fees in the employment tribunals.  Fees were payable for bringing claims back in 2017 but abolished when it was ruled unlawful by the Supreme Court.  The Employment Rights Bill is expected to see more claims being issued and therefore delays in cases being dealt with.  It is said that the government is looking at the Ministry of Justice’s spending on the justice system generally.

Follow us for more updates on the new Bill and other employment related issues and changes.  Instruct us for all areas of employment law advice and representation as an employee or employer.