The biggest overhaul of renting in England for more than 30 years has officially become law.
The Renters’ Rights Act, approved on 27 October 2025, introduces sweeping reforms designed to give tenants greater security, stability and fairness.
While the government has yet to confirm exact start dates for each change, the new law will transform how over 11 million renters live – and how landlords manage their properties.
In high-demand areas like Islington, the impact is expected to be particularly significant.
Goodbye Fixed-Term Tenancies
Under the new system most tenancies in England will move to periodic or rolling agreements – ending the traditional 12 or 24-month fixed-term model.
This means renters who wish to stay can do so indefinitely providing they meet their obligations. Those wanting to move on will only need to give two months’ notice rather than being tied to lengthy contracts.
Robert Hamlyn, branch manager at Islington Properties, says:
“For tenants this brings more security. They can make a home rather than a temporary base. But for landlords, it’s an adjustment – they’ll need to think longer-term about maintenance and cash flow rather than planning around fixed lease cycles.”
No-Fault Evictions Abolished
One of the reforms is the scrapping of Section 21 “no-fault” evictions – the mechanism that allowed landlords to reclaim properties without giving a reason.
Landlords will only be able to evict in specific circumstances such as selling or moving back into the property and in most cases they will now need to serve four months’ notice.
Tenants can also no longer be evicted for reporting disrepair or unsafe conditions.
However eviction will still be permitted if tenants cause damage, engage in anti-social behaviour or fall three months behind on rent.
Carl Yankovic-Jenkins, senior property manager at Islington Properties, says:
“Abolishing Section 21 changes the landscape completely. Landlords will need clear, documented grounds for regaining possession. For tenants the fear of losing their home for no reason will finally disappear.”
Rent Increases and Bidding Wars
The act also tightens control over rent increases. Landlords will be limited to one increase per year and must give two months’ notice. They can only raise rents to match the current market rate.
If tenants believe the increase is unfair they can challenge it through a First-tier Tribunal.
The law also bans bidding wars, preventing landlords and agents from encouraging offers above the advertised rent – a common issue in Islington’s competitive market.
Robert Hamlyn explains:
“For landlords this change brings more structure and transparency to the lettings process.
“By setting a fair, market-aligned rent from the outset, you reduce the risk of disputes and ensure that all applicants are competing on equal terms.
“It also helps landlords build trust and attract reliable tenants who know the property is priced realistically.”
Landlord Database & Ombudsman
The act also introduces a new national landlord database designed to increase accountability and transparency across the rental sector.
All landlords will be required to register their properties by providing key details about ownership and compliance. This measure aims to give tenants greater confidence in who they are renting from while helping to identify and remove rogue operators from the market.
The Renters’ Reform Bill will also introduce a mandatory landlord ombudsman scheme providing tenants and landlords with a clear route to resolve disputes without going to court.
The ombudsman will have the authority to investigate complaints, issue binding decisions and require landlords to put things right where necessary.
This aims to improve accountability across the private rented sector while simplifying the process for both parties.
Deposits, Upfront Rent and Affordability Checks
The rules for protected deposits remain the same – five weeks’ rent for properties under £50,000 a year, or six weeks for higher rents.
But landlords will only be allowed to ask for one month’s rent in advance, ending the practice of demanding large upfront sums, which often priced out lower-income tenants.
Discrimination against people on benefits or with children will also become illegal, although landlords can still carry out affordability and reference checks.
Pets, Property Standards and Repairs
Pet owners will also benefit: landlords can no longer issue blanket bans on animals. They must consider requests “reasonably” and any damage caused by a pet can be reclaimed through the tenant’s deposit.
At the same time, new minimum housing standards will apply including the Decent Homes Standard and Awaab’s Law – which is being implement initially for social housing though it may be extended to private housing in the near future. Landlords will be legally required to fix serious hazards, such as damp or mould within a set timeframe.
Robert Hamlyn says these rules hit close to home in Islington’s older housing stock:
“The new legal framework means landlords can’t defer maintenance – it has to be proactive.”
The Islington Outlook
The National Residential Landlords Association warns the changes could make some owners more selective, potentially tightening supply.
In Islington’s crowded rental market, Robert Hamlyn predicts a period of transition:
“We’ll see more scrutiny in tenant referencing – not out of bias but necessity. Landlords want reassurance, especially now they can’t rely on fixed terms or easy exits.”
“Good landlords and professional agents already operate to these principles – what’s changing is that everyone else will have to catch up.” says Hamlyn.
“For tenants this is about knowing your home is safe, fair and yours for as long as you meet your side of the deal,” adds Yankovic-Jenkins
The Renters’ Rights Act will roll out in stages over the next year with detailed regulations still being finalised.
At Islington Properties we are now starting to engage with our landlords and advising to start reviewing tenancy agreements, updating maintenance schedules and preparing for the end of fixed-term contracts.
Tenants meanwhile can look forward to more security and transparency in one of London’s most popular neighbourhoods.
