Renters' Reform Bill vs Renters' Rights Act — What Changed

Timeline: From Bill to Act

Why Both Terms Are Still Used

You will still see references to both the "Renters' Reform Bill" and the "Renters' Rights Act 2025" online and in searches. This is because:

• The Bill took several years to become an Act, so there is extensive search history around the "Reform Bill"
• Some sources (news articles, property websites) use "Renters' Reform" informally to refer to the legislation generally
• Landlords and letting agents may not have updated their language
• The official legal name is "Renters' Rights Act 2025 (c. 26)"

For legal purposes, the correct name is the Renters' Rights Act 2025. This is the official statute on the statute book.

What Survived from the Original Bill (2023)

The core tenants of the original Bill were preserved in the final Act:

Section 21 Abolition

The key promise of the original Bill was to abolish no-fault evictions. This survived unchanged: from 1 May 2026, landlords can no longer evict without cause.

Expansion of Section 8 Grounds

The original Bill proposed expanding Section 8 from 17 to 37 grounds. This was retained in the Act. New grounds include Ground 1A (sale), Ground 5A (tied accommodation), Ground 8A (persistent arrears), and Ground 7A (severe ASB).

Pet Rights

Tenants now have the right to request to keep a pet. Landlords cannot refuse unreasonably. The 28-day response period applies. This was a key feature of the original Bill and survived.

Deposit Protection Requirements

Existing deposit protection requirements were strengthened. Landlords must hold deposits with authorised schemes and provide prescribed information within 30 days of receipt.

What Changed or Was Modified

1. Rent Control: A Narrower Approach

Original Bill: Proposed a form of rent control, capping rent increases at a percentage of the Regional House Price Index.

Final Act: No hard rent cap. Instead, Section 13 (Housing Act 1988) remains, allowing landlords to increase rent once per 12 months via Form 4A. Tenants can challenge the increase at the First-Tier Tribunal if they believe it is not market-level. This is softer than the original proposal.

2. Repeat Evictions: Modified Definition

Original Bill: Proposed restrictions on evicting the same tenant for the same ground multiple times in a short period.

Final Act: The final language focuses on the 12-month protected period for new tenancies, rather than a broad ban on repeat evictions. Multiple evictions on the same ground are not explicitly forbidden, but the 12-month protections limit landlord options in the first year.

3. Implementation Timeline: Phased Approach

Original Bill: Contemplated a single, comprehensive implementation.

Final Act: Phased implementation: Phase 1 from 1 May 2026 (covers Section 21 abolition, Section 8 expansion, pet rights, periodic tenancies). Phase 2 and Phase 3 TBD (likely to cover further details, possibly relating to repairs, energy efficiency, and other protections).

4. Fixed-Term Tenancies: Less Strict

Original Bill: Proposed largely eliminating fixed-term tenancies, converting most to periodic from the outset.

Final Act: Landlords can still grant fixed-term tenancies if they choose, but these will convert to periodic on expiry. New tenancies are not mandatory periodic, but the incentive to fix-term is reduced (fewer protections available during a fixed term).

5. Protected Period: 12-Month Rule

Original Bill: Did not explicitly define a "protected period" for new tenancies.

Final Act: Introduces a 12-month protected period for new tenancies created from 1 May 2026. Only protected grounds (1, 1A, 5A, 6) can be used in the first 12 months. This is a structural protection added in the final Act.

What Was Added or Clarified in the Final Act

New Section 8 Grounds with Nuance

The final Act introduced new grounds with careful definitions:

• Ground 7A (Severe ASB): A mandatory ground for severe anti-social behaviour, distinct from Ground 14 (nuisance/annoyance), which remains discretionary. This distinction was clarified in the final Act.
• Ground 8A (Persistent Arrears): New ground covering chronic late payment, even if not currently 3+ months in arrears. A landlord tool that wasn't explicitly in the original Bill.
• Ground 1A (Sale): New ground for sales. The original Bill touched on this, but the final Act made it explicit.

Prior Written Notice Requirements

The final Act clarifies that certain grounds (Ground 1, 1A, 6) require prior written notice to the tenant at the start of or before the tenancy. This was made explicit in the final legislation but was less clearly stated in the original Bill.

Information Sheet Requirement

The final Act mandates that all tenants receive a prescribed Government Information Sheet by 31 May 2026 (for existing tenants) or at the start of the tenancy (for new tenants). This statutory requirement is more detailed in the final Act than originally contemplated.

What Was Dropped or Not Included

Mandatory Furniture Safety Standards

The original Bill discussed stronger furniture safety standards. The final Act does not substantially change existing furniture safety laws (which already apply under the Furniture and Furnishings (Fire) (Safety) Regulations 1988). This topic was not prioritized in the final legislation.

Energy Efficiency Minimum Standards

The original Bill contemplated raising Energy Performance Certificate (EPC) standards for rental properties. The final Act does not introduce new EPC requirements (the existing EPC framework remains). More stringent standards are expected in Phase 2 or 3.

Lettings Agent Regulation

While the original Bill included references to lettings agent conduct, the final Act relies primarily on existing frameworks (which are already regulated). No major new lettings agent reforms were included in the final Act.

Summary Table: Bill vs Act Comparison

What Comes Next: Phases 2 and 3

The Renters' Rights Act 2025 is structured as a phased implementation. Phase 1 (1 May 2026) covers Section 21 abolition and the main structural changes. Phases 2 and 3 are TBD but are expected to cover:

• More stringent energy efficiency standards (likely raising the EPC bar)
• Further repairs and maintenance obligations
• Possible caps on some rental increases (beyond Phase 1's soft approach)
• Possibly extending protections to other rental categories

As of April 2026, the government has not published final details on Phases 2 and 3. Watch GOV.UK for updates.

Not Legal Advice

This guide is for informational purposes and is not legal advice. The Renters' Rights Act 2025 is complex, with many nuances. For specific questions about your obligations as a landlord, consult a qualified solicitor or letting agent.