Renters’ Rights Reforms Explained: 10 Key Updates

• Section 21 (“no-fault”) evictions will be removed. Any valid notices served before the start date will still be enforceable.
• Section 8 notices will continue to be used, with new and revised grounds for possession, including selling the property, moving in, or a breach by the tenant.
• Misuse of possession grounds (such as falsely claiming a sale) could result in prosecution or fines up to £40,000.
• Landlords must now use the updated Form 3 for eviction notices, as Form 6A will no longer apply.
• A sale-related notice cannot be served during the first 12 months of a tenancy.

• Tenants must now provide two months’ notice, ending on the final day of the rental period.
• Licences and contractual tenancies are not currently included, pending further clarification from the Government.

• Rent increases can only be made through a Section 13 notice. Tenants may challenge increases through the First-tier Tribunal, which will decide the market rate.
• While a challenge is being reviewed, tenants must continue to pay the current rent
• Rent in advance is limited to one month’s rent.

• A mandatory Landlord Ombudsman Scheme will be introduced, operating similarly to existing agent redress schemes.
• All landlords must register, whether or not they use a managing agent.
• Annual fees per property will apply (details still to be confirmed).
• The scheme will only manage tenant complaints — landlords will not be able to raise issues against tenants.
• Letting agents will be barred from advertising or letting properties for landlords who are not registered.

• A new national PRS database will store landlord details, property data, and compliance records.
• Certain information will be publicly available, including offences, financial penalties, and property standards.
• Registration fees and penalties for late entries will apply.
• The PRS Database will eventually replace the “Rogue Landlord Database” and will connect with the Property Portal.
• Local councils will remain responsible for enforcement, and selective licensing schemes will continue for the time being.

• “No DSS” or blanket bans against families or tenants receiving benefits will become unlawful.
• Landlords may still assess affordability and suitability on an individual basis.
• Bidding wars will be banned — landlords and agents cannot ask for or accept offers above the advertised rent.
• Breaches could result in fines of up to £7,000 for minor breaches and up to £40,000 for serious or repeated offences.

• Tenants will now have the right to request pets, and landlords must not unreasonably refuse.
• No extra pet deposit can be charged.
• Where a superior landlord or head lease restricts pets, consent can be legally refused.
• Disputes may be taken to the Ombudsman or court for resolution.

• The "Decent Homes Standard" is a set of housing standards originally for social housing that is now being extended to the private rental sector.
• Private landlords to maintain their properties to a safe, warm, and habitable standard, addressing health hazards like damp and mold within set timeframes.
• Local authorities can issue improvement notices and rent repayment orders for non-compliance.
• Fines up to £40,000 may apply for breaches

• Awaab’s Law will be extended to the private rented sector following consultation in 2026.
• Landlords will be required to investigate damp or mould within two weeks and start repairs within seven days (subject to final timelines).
• Failure to act could lead to enforcement action or compensation claims.

• Local authorities will gain enhanced investigation powers.
• Fines include:
• Up to £7,000 for minor or first-time offences.
• Up to £40,000 for serious or repeated breaches.
• Councils may enter properties without prior notice, but landlords must be informed within 24 hours after entry.

For full details, please refer to the official Government guidance or speak to a member of our Lettings team for professional advice.