One of the biggest changes is the scrapping of Section 21 "no-fault" evictions

Landlords are facing a major shake-up this week as sweeping new rules come into force.

The changes will reshape how they manage tenants, properties and financial risk.

From Friday, May 1, the Renters’ Rights Act will overhaul England’s private rental market, giving tenants stronger protections while increasing the responsibilities and potential costs for property owners.

One of the biggest changes is the scrapping of Section 21 "no-fault" evictions.

Landlords will no longer be able to remove tenants without a valid reason, meaning they must now rely on specific grounds such as rent arrears or plans to sell the property.

Tenancy agreements are also changing. Fixed-term contracts will be replaced by rolling agreements, allowing tenants to stay in a property indefinitely unless they choose to leave or the landlord can prove a legitimate reason to regain possession.

For landlords, enforcement is tightening as local authorities have been given greater powers and a legal duty to act. They can enforce fines ranging from £7,000 up to £40,000 for serious or repeated breaches, up from the previous £30,000 cap.

The rules around rent arrears are also becoming stricter. The notice period for tenants in arrears will double from two weeks to four, while the threshold for eviction will increase from two months’ unpaid rent to three.

Taken together, the changes mark one of the most significant shifts in the rental market in decades, with landlords now needing to navigate a more regulated system that places greater emphasis on compliance and tenant protection.

Landlords are additionally prohibited from evicting tenants within the first 12 months of a tenancy to sell or move into the property themselves.

Rent increases are now restricted to once annually through a formal process, eliminating the previous practice of multiple hikes via contractual review clauses or successive fixed-term agreements.

Tenants who believe a proposed increase exceeds market value can contest it before a tribunal.

The Act outlaws rental bidding wars, preventing landlords and letting agents from soliciting or accepting offers above the advertised price.

Property owners are also limited to requesting no more than one month's rent as an advance payment.

Discrimination against prospective tenants is explicitly prohibited under the new rules, with landlords barred from rejecting applicants solely on the basis that they receive benefits or have children.

Rent repayment orders, which enable tenants to reclaim money from landlords who commit housing offences, now cover additional violations and the maximum recovery period has doubled.

Landlords must give reasonable consideration to tenant requests for pets and cannot unreasonably refuse permission, with responses typically required within 28 days.

Property owners will be obligated to register with the new Private Rented Sector Landlord Ombudsman, which will independently investigate and resolve tenant complaints about landlord conduct.

They must also join the Private Rented Sector Database and list their properties, with both schemes expected to carry small fees.

Rental properties will need to comply with the Decent Homes Standard, ensuring homes are free from serious hazards, maintained in reasonable repair, equipped with modern facilities and adequately heated.

Under Awaab's law, landlords must address emergency hazards within 24 hours, while damp and mould complaints require investigation within 10 working days.

Overview of Act measures

Prime Minister Sir Keir Starmer said: "For too long, families have lived with the constant fear of eviction, while young people have been outbid for the homes they need to start their lives.

"Today we are putting that right. We promised to fix a broken rental system and we're delivering. This historic action will make renting fairer, safer and more secure for millions, so people can settle, put down roots and build their lives."

Housing Secretary Steve Reed said: "Renters have been living at the mercy of rogue landlords and in fear of losing their home for too long.

"We are putting a stop to this with historic changes that give renters the security they deserve marking the beginning of a new era for private renters."

Joanna Elson, chief executive at Independent Age, said: "Many of the tenants in later life that we speak to say that, until now, they lived in a constant state of anxiety, worried about being evicted for no reason and the consequences of asking their landlord for repairs.

"Although the job of making renting safe, secure and affordable for everyone is not yet done, today we are a significant step closer."

Unison general secretary Andrea Egan said: "These extra protections will make a big difference for millions in rented accommodation. Tenants are often among the lowest earners and need the extra help.

"But the next step must be to introduce rent controls. That will stop landlords forcing people out by ratcheting up fees to unaffordable levels."