Renters rights reform is the biggest shake-up of private renting in a generation, and it changes the deal for both sides. The headline is the end of no-fault evictions: landlords can no longer end a tenancy simply because they want to, and tenancies have become periodic by default, rolling month to month instead of running for a fixed term. For tenants, that means more security. For landlords, it means new rules, new grounds for possession, and new paperwork. Here is what actually changes, stripped of the politics.
The End of No-Fault Evictions
Under the old system, a landlord could serve a Section 21 notice and evict without giving a reason once a fixed term ended. That is gone. Now a landlord who wants possession must use a specific legal ground — selling the property, moving in themselves, serious rent arrears, or anti-social behaviour, among others — and prove it if challenged. For tenants, this removes the fear that complaining about repairs leads to eviction, which was the reform’s central purpose. For landlords, it means evictions take longer and need evidence: keeping records of rent payments, communications and property inspections is no longer good practice, it is essential.
What Happens to Rent Rises
Rent increases are now more tightly controlled: landlords can raise the rent only once a year, must give proper notice, and tenants can challenge an increase they believe is above market rate through a tribunal. This does not freeze rents — landlords can still raise them to market levels — but it ends the practice of mid-tenancy hikes used to push tenants out. Tenants who think an increase is unfair should gather evidence of comparable local rents before challenging; tribunals decide on market evidence, not on what feels fair. In a rising rental market, that distinction matters.
Repairs, Standards and Pets
The reforms also raise the bar on property condition. A decent homes standard now applies to the private rented sector, meaning landlords must keep properties in a reasonable state of repair, with working heating, safe electrics and no serious damp or mould. Tenants gain a clearer route to complain — first to the landlord, then to the council or an ombudsman — without fear of retaliatory eviction. On pets, tenants gain the right to request a pet, which landlords cannot unreasonably refuse (though they can require pet insurance). None of this is radical on its own, but together it shifts the day-to-day balance: landlords who already maintained their properties will notice little change; those who did not will face real consequences.
What Landlords Are Doing About It
The landlord response has been mixed. Some are adapting — professionalising, using agents, and treating compliance as a cost of business. Others are leaving the sector, adding to the landlords selling up trend and tightening supply in some areas. That is the reform’s sharpest trade-off: stronger tenant protections are popular, but if they shrink the rental stock, rents rise for the tenants they were meant to help. The evidence so far is mixed and regional — some cities report stable supply, others report landlords exiting. For tenants, the practical advice is unchanged: know your rights, keep records, and use the formal routes rather than informal arguments.
What Tenants Should Do Now
If you rent, three things matter. First, read your tenancy agreement — periodic tenancies work differently from fixed terms, and your notice period and rights depend on the paperwork. Second, report repairs in writing (email, not just a phone call) so there is a record. Third, if you receive a notice or a rent increase, do not ignore it and do not assume it is valid — check the ground, the notice period and the form, because a defective notice is unenforceable. Free advice is available from Citizens Advice and Shelter, and many councils run landlord-tenant mediation. The reforms give tenants real tools, but tools only work if you use them.
Frequently Asked Questions
Can my landlord still evict me?
Yes, but only on a legal ground — such as selling, moving in, or serious arrears — with proper notice and, if you dispute it, a court decision. No-fault eviction is gone.
How often can my rent go up?
Once a year, with proper notice. You can challenge an increase above market rate at a tribunal with evidence of comparable local rents.
Can my landlord refuse my pet?
They can no longer refuse unreasonably. They can ask you to take out pet insurance, and they can refuse for a genuine reason, but a blanket no-pet rule is not enough.
What if my landlord ignores repair requests?
Report in writing first, then escalate to the council’s environmental health team or the ombudsman. The decent homes standard gives enforcement real teeth.
