After years of fevered media speculation and endless parliamentary debate, the Renters’ Rights Act (RRA) has finally landed. It brings a swathe of new laws that promise to transform the lettings landscape for UK landlords and renters. The new rules cover everything from renters’ eviction rights to improved safety standards for rental properties. Whether you are a landlord, an investor or a tenant, you should be aware of the changes.
Fortunately, our letting agents in Ilford have once again teamed up with our letting agents in Newbury Park to explain some of the Act’s key features.
An end to Section 21 ‘no-fault’ evictions
Previously landlords could remove tenants using a Section 21 notice, which did not require a valid reason for an eviction. Landlords must now use an enhanced version of the Section 8 notice. This requires a lawful reason (or ‘ground for possession’), such as the landlord wanting to sell the property, move into it themselves or accommodate a family member.
Alternatively, the landlord may want to carry out building works that will make the property uninhabitable. Proof will be required and it’s worth noting here that a landlord cannot legally re-let the property within 12 months of an eviction based on the need to sell.
Short term tenancies become rolling, periodic tenancies
As of 1st May this year, all fixed-term tenancies ended and became ‘periodic’ tenancies. That means the tenancy will simply roll on until the landlord or the tenant decides to end it. When a tenant wants to move out, the landlord must be given two months’ notice. Renters will be protected from eviction for the first 12 months of their tenancy and are now entitled to receive four months’ notice.
However, these notice periods won’t apply if the tenant is guilty of anti-social behaviour or criminality. If the eviction is unfair, the stated grounds for possession seem suspect or the landlord hasn’t followed the right procedure, tenants have the right to challenge the notice in court.
Bidding wars ended, advance payments capped and Section 13 rent increases curbed
Rent rises are now limited to one per year, and the amount requested must reflect local market rates. If a tenant believes the proposed rent rise is too high, they can challenge it through a First Tier Tribunal.
Going forward, only one month’s rent can be paid in advance when setting up a new rental agreement. However, once the tenancy has begun, renters are allowed to pay any amount they choose upfront. Bidding wars, where applicants eager to secure a property offer more than the rental price advertised, are no longer permitted.
Further rules to outlaw discrimination and enhance tenant rights
New rules to eliminate discrimination mean that landlords and their agents can no longer refuse tenants because they receive benefits or have children. The rights for established tenants to request a pet have been strengthened. If the landlord wants to refuse, they must provide a valid reason in writing.
Future phases
The changes described above belong to the first phase of RRA delivery. Two more phases are currently in the pipeline.
Phase 2
In late 2026 the government will begin the rollout of a new Private Rented Sector Landlord Database. Landlords will need to register and provide information on their properties. Tenants will be able to access some of this data.
Quicker, lower-cost resolution for tenants and landlords will be available following the establishment of a Private Rented Sector Ombudsman. This service should be fully operational by 2028 and will handle tenant complaints outside the justice system, thus freeing up court time for more complex cases.
Phase 3
Awaab’s Law and the Decent Homes Standard were developed to establish quality rules for the provision of safe, warm and well-maintained rental properties in the social housing sector. During the third phase of the government’s RRA rollout, these laws will be applied to the private rented sector. However, the timeframe to deliver Phase 3 is still under review.
How does RRA benefit tenants and landlords?
New legislation introduced under the RRA should leave tenants feeling more confident that maintenance and repair issues can be resolved. Renters should also enjoy greater long-term security and financial stability.
Landlords will benefit from clearer guidance as well as access to faster and cheaper dispute resolution. Better communication and more transparency will provide opportunities for good landlords to attract tenants. Ultimately the changes should help to reduce the costs of frequent tenant turnover by encouraging tenants to stay longer.
The Renters’ Rights Act is an ambitious piece of legislation designed to reshape the private rented sector. There’s a lot to consider, which is why our highly qualified lettings staff are keen to keep up to date with every new development.
If you are a tenant or landlord in east London and you would like some help or advice, why not contact us?
Call us at 020 3972 7341 or email info@oaklandestates.co.uk.
If you are looking to sell, buy or rent a property in Ilford, check out our latest listings below.
For more details or to book a free property valuation, contact our team today — our property experts are here to guide you through every step of your property journey.
Don’t forget to follow our socials for the latest property market advice and listings:
https://www.facebook.com/Oakland-Estates-1426149597689066/?fref=ts
