The Renters&#39; Rights Act

On 27 October 2025, the Renters' Rights Bill received Royal Assent, becoming an Act.

The Act aims to make sure private renters have access to a secure and decent home, but it also has implications for social housing tenancies.

Latest updates

The Bill has now passed in Parliament and has received Royal Assent, becoming the Renters’ Rights Act.

Different parts of the Act will now come into force at different times. The timelines will look different for the private rented sector and for social housing. Below, we explain what will happen next.

What happens now the Bill has received Royal Assent?

For the private rented sector, all existing assured shorthold tenancies will become assured tenancies on the commencement date, except for those that have live section 21 proceedings at court or a valid section 21 notice has already been served and the time to commence proceedings has not ended. The ‘commencement date’ is expected to be a few months after Royal Assent.

For social housing tenancies, the commencement date will be different. The government has confirmed that they will need to update directions to the Regulator of Social Housing, so they can update the Tenancy Standard. This will need to go through a consultation process first, to make sure it is clear what registered providers of social housing will need to do under the new system.

After the ‘commencement date’ existing fixed terms will automatically be converted to periodic tenancies, and landlords won't be able to serve new Section 21 notices to evict tenants, regardless of the wording of the tenancy agreement. Registered providers of social housing will not have to change existing tenancy agreements but will have to inform tenants of their new rights and security of tenure.

We’ll be supporting our members through the implementation of the Renters’ Rights Act. If you have any feedback or concerns about what happens next, please get in touch with our team using the contact details below.

Further information

What is the Renters' Rights Act?

The previous government began the process of reform for renters with the Renters (Reform) Bill. This legislation fell with the election, before it was passed in Parliament. The current government has built on this previous draft legislation, publishing the new Renters' Rights Bill in September 2024. On 27 October 2025, the Bill received Royal Assent.

The Renters Rights Act aims to give private rented tenants greater protections, including: abolishing Section 21 evictions, strengthening action against failing landlords, introducing a Decent Homes Standard for the Private Rented Sector (PRS) and making it illegal for private landlords to discriminate against people who receive benefits or have children.

Most of these changes relate to the Private Rented Sector, but some parts of the new Bill will relate to housing associations because they use assured tenancies.

The Renters’ Rights Act's journey through Parliament

As the Act progressed through Parliament, our public affairs team engaged with MPs and stakeholders to give evidence about how the proposals will affect housing associations, and what amendments would improve the operating environment for social homes and their residents. We made significant progress on a number of key issues for our members within the Act. These include:

Social housing rents

We submitted both written and oral evidence on making the proposals around rent increases clearer or changing them. This would allow housing associations to continue to increase rents in a harmonised way.

We supported amendments tabled by Baroness Warwick of Undercliffe that aimed to seek clarification on how social housing providers will be able to increase their rents.

Rent-to-buy

In our written and oral evidence to the government, we asked the government to extend Ground 1B on rent-to-buy to apply when the provider changes a social rented home to another rental product and amend the definition of "Rent to Buy Agreement".

We are pleased Ground 1B has been extended. This will ensure there is maximum flexibility for social landlords to meet the demands of local housing markets.

Redevelopment of homes

In our evidence to the government, we said there should be grounds for possession of social homes for crucial development work, to improve the quality of social homes. To facilitate this, Ground 6 should be available to housing associations in all cases. We also sought clarity whether a "superior landlord" can be a housing association.

We’re pleased the government agreed amendments to Ground 6. The introduction of Ground 6ZA has given social landlords the grounds they need to access properties in need of essential redevelopment and improvement works. This will ensure social housing is good quality and safe for residents to live in.

If you have any feedback, or concerns on any aspects of the Act, please get in touch with our team using the contact details below. This page will be updated with any new developments on the Renters' Rights Act.

Who to speak to

Sue Ramsden, Policy Leader

Sue.Ramsden@housing.org.uk

The Renters' Rights Act