The Renters’ Rights Act Three Months On – Challenges and Opportunities
On 1st May 2026, Phase 1 of the Renters' Rights Act came into force – the most significant overhaul of the private rented sector since the Housing Act 1988 (Amended). Assured Shorthold Tenancies gave way to periodic agreements, Section 21 was abolished, Section 8 became the only notice landlords can rely on to obtain possession and Section 13 the only lawful route to increase rent; rent in advanced has been limited to one monthly payment; landlords are not able to accept offers above the advertised asking price; there is no rent control or caps on rent increases, and rents can be increased in line with market rent; joint tenants can serve notice to bring the tenancy to an end without consulting with their co-tenants.
Renters Reform Bill moves to next Stage
Renters Reform Bill finally moved to the next stage. After months of waiting, the Bill moves to Report Stage and MPs will have the opportunity to make further amendments.
Renters Reform Bill to return to the Commons after Easter Recess
On the 27th March 2024, Jacob Young MP wrote to Conservative MPs regarding the Renters Reform Bill. He stated that the Conservatives are committed to “creating a fairer private rental sector” – standing on the promise that: - “if you’re a tenant, you will be protected from revenge evictions and rogue landlords, and if you are one of the many good landlords, we will strengthen your rights of possession”.
During her time as Housing Minister, Rachel Maclean MP made amendments to the Bill to bolster landlord protections which included making it clear that legislation would not be implemented until sufficient progress has been made improving courts, and scrapping proposals that would have both forced landlords to make expensive energy efficiency upgrades to their homes.
The Commons Committee reviewed concerns that have been put forward and as such, Government will bring forward further improvements at Commons Report Stage.
A Technical Consultation & the Renters Reform Bill
On the 7th December 2022, the Government announced there will be a technical consultation on the consequential amendments to homelessness legislation as a result of the Renters Reform Bill, namely, the removal of section 21 evictions, assured shorthold tenancies and fixed-term tenancies.
The consultation will close at 11:45pm on 25 January 2023 and provides anyone with a vested interest to put forward their opinions on the provisions that have set out in the Renters Reform Bill.
For those who remain unaware, the Renters Reform Bill will be the vehicle for the abolition of Section 21 and will signify one of the most notable shifts in Landlord & Tenant Law since 2004.
Whilst there is a great deal of reference being made to tenants being evicted when they are served with a Section 21, the route to being evicted is a lot more complicated than serving notice. The notice advises the tenant that Vacant Possession is required and that should the tenant fail to vacate, court proceedings could begin to obtain possession. Only if the tenant fails to vacate once a court order is in place, will eviction take place. An clearly, on the basis of the notice served, the eviction would be a ‘no fault’ eviction; no grounds would have been relied upon unlike the section 8 notice.