Understanding the new legislation
The Renters’ Rights Act, which received Royal Assent on 27 October 2025, is now in force, marking one of the most significant overhauls of the private rental sector in recent history. Designed to build a fairer, safer and more transparent rental market, the legislation introduces major reforms affecting 11 million tenants and 2.3 million landlords across England.
At Nicholas Humphreys, our teams understand the new legislation inside out and are ready to explain what it means for student landlords, HMO owners and tenants alike. We’re on hand to provide clear, practical guidance and support as you adjust your tenancy agreements and management processes under the new rules.
How the changes affect landlords and HMOs
The Act reshapes how tenancies work across England. It ends Section 21 “no-fault” evictions, replaces fixed-term contracts with rolling tenancies, and updates the grounds for possession. It also introduces stricter property standards and clearer rent increase rules.
If you manage shared accommodation or student lets, you may need to review tenancy terms and management processes to stay compliant. Our experts can help you adapt with minimal disruption and keep your properties running smoothly.
For a fully managed solution, our Property Management service can take care of compliance, safety checks and communication with tenants, while our Rent Guarantee gives you peace of mind that your income is protected should rent payments fall behind.
Key updates in the Renters’ Rights Act
- Abolition of Section 21 evictions – landlords must now use updated Section 8 grounds for possession.
- All tenancies to become rolling – all new tenancies become periodic, allowing tenants to give two months’ notice.
- Updated rent increase rules – rent reviews limited to once per year, with tenants able to appeal excessive rises.
- New rules on pet requests – landlords cannot unreasonably refuse a request.
- Ban on rental bidding – properties must be advertised at a fixed rent.
- Updated anti-discrimination rules – landlords and agents cannot refuse applicants with children or those receiving benefits.
- Decent Homes Standard – extended to private rentals to raise safety and living conditions.
- Awaab’s Law – sets strict timelines for addressing serious hazards such as damp and mould (14 days to investigate, seven days to fix, 24 hours for emergencies).
- Private Rented Sector Ombudsman – provides a fast, impartial route for tenant complaints.
- Private Rented Sector Database – a new national register helping landlords prove compliance and giving tenants clearer property information.
When the new rules take effect
The Act is now law, but its implementation will happen gradually. The government will announce confirmed rollout dates in the near future. The first phase is expected to cover the end of Section 21 and broader tenancy reforms, followed later by the introduction of the Private Rented Sector Ombudsman and PRS Database after a transition period.
The changing landscape of student lettings
Government ministers have called the Act “the most significant improvement in renters’ rights in recent history.” The National Residential Landlords Association (NRLA) has also emphasised the need for these reforms to be introduced fairly and proportionately for responsible landlords.
Get in touch with your nearest Nicholas Humphreys branch for expert advice on keeping your rentals compliant, protected and performing well under the new legislation.
Here to support student landlords
Our local teams are on hand to help you understand how the Renters’ Rights Act could impact your student and HMO properties—and guide you through the next steps with confidence.
Planning for the next academic year? Book a free rental valuation to see how your property is performing in today’s student market and where there’s potential to grow your returns. We’re here to make sure you have the right support and insight at every stage.
