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The Renters Reform Bill: Overview of the Act

The UK’s rental market is undergoing one of its biggest changes in decades with the introduction of the Renters’ Rights Act 2025 (often called the Renters Reform Bill). The law aims to improve protections for tenants in England and rebalance the relationship between renters and landlords. Many of the key reforms are expected to begin from 1 May 2026.

The changes affect several important groups of tenants, particularly people on benefits, families with children, pet owners and students.

Major Changes to the Rental System

The new law introduces structural changes to how renting works in England.

Key reforms include:

Ending Section 21 “no-fault” evictions – landlords must now provide a legal reason to evict tenants. (See our detailed update on possession rules: https://iinsure365.co.uk/renters-reform-bill-update-grounds-for-possession-24-11-2025/)
Rolling tenancies instead of fixed-term contracts – most agreements will automatically become periodic (month-to-month).
Rent increases limited to once per year with at least two months’ notice.
Rent in advance capped at one month.
Rental bidding wars banned – landlords must accept the advertised price.

These changes aim to give renters more stability and predictability, while still allowing landlords to regain possession if there is a valid reason such as selling the property or serious rent arrears.

Landlords concerned about financial risk should also review rent protection options such as:
👉 https://iinsure365.co.uk/loss-of-rent-or-rent-guarantee/

Renting on Benefits: What’s Changing

One of the most significant reforms concerns discrimination against tenants receiving benefits.

New rules

Under the new law, it will be illegal for landlords or letting agents to refuse tenants simply because they receive benefits such as Universal Credit or Housing Benefit.

Examples of banned practices include:

Property adverts stating “No DSS”
Refusing viewings to benefit claimants
Rejecting tenants once their benefit status is known

Local councils will be able to issue fines if landlords break these rules.

Why it matters

For years, many renters on benefits struggled to find housing because landlords were reluctant to accept them. The reform aims to ensure fairer access to the private rental market.

Renting with Children

Families with children will also benefit from stronger legal protection.

What changes

Landlords will no longer be able to refuse tenants purely because they have children.

This includes:

Banning adverts stating “no children”
Preventing blanket policies excluding families

However, landlords can still refuse if the property would be overcrowded or unsuitable for the number of occupants.

Why this matters

Families have historically faced barriers in the rental market. The reforms aim to ensure parents and children have equal access to housing.

For landlords renting to families, understanding property responsibilities and cover is important:
👉 https://iinsure365.co.uk/home-insurance-landlords/

Pets in Rental Properties

Finding rental accommodation with pets has traditionally been difficult. The reforms introduce new rights for pet owners.

The new rule

Tenants will have the right to request a pet, and landlords cannot unreasonably refuse the request.

Key points include:

Tenants must make a written request to keep a pet.
Landlords must respond within 28 days.
Refusal must have a valid reason, such as unsuitable property size.

Landlords may ask tenants to take out pet insurance to cover possible damage to the property.

Impact

This change could significantly increase the number of pet-friendly rental properties, addressing a long-standing problem for renters.

What the Changes Mean for Students

Students are also affected by the shift away from fixed-term contracts.

Current system

Many student renters sign fixed-term contracts for the academic year, usually lasting 9–12 months.

Under the new rules

Fixed-term tenancies will largely be abolished.
Student tenants will instead have rolling periodic contracts.

This means:

Students can leave a property with notice rather than being tied to a full contract.
Landlords may have less certainty about how long students will stay.

Concerns

Some universities and landlords worry the change could affect the student housing market, because landlords rely on fixed contracts aligned with the academic year.

However, supporters say the reform will give students more flexibility and protection.

Landlords renting to students should ensure they have the correct cover in place, as standard policies may not apply:
👉 https://iinsure365.co.uk/home-insurance-landlords/

When the Changes Start

Most major reforms are expected to begin from 1 May 2026, with additional measures such as a landlord database and ombudsman introduced later.

Conclusion

The Renters’ Rights Act 2025 represents the largest reform to the private rental sector in England in decades. The changes aim to create a fairer system by:

Ending “no-fault” evictions
Protecting tenants on benefits
Preventing discrimination against families with children
Allowing renters to request pets
Changing tenancy structures that affect students

While tenant groups largely welcome the reforms, some landlords worry they could reduce the number of rental properties available. As the rules begin to take effect in 2026, both renters and landlords will need to adapt to the new system.

For more landlord guidance and insurance support, visit:
👉 https://iinsure365.co.uk/