Guide
The Renters' Rights Bill Explained for Social Tenants
What the Renters' Rights Act 2025 changes, when each phase takes effect, and what it means for social housing tenants.
By the Landlord Record research team
Independent analysis of published Housing Ombudsman decisions. Last updated: 30 May 2026.
Reviewed against Housing Ombudsman published guidance.
This is general information, not legal advice.
Landlord Record is independent and is not affiliated with, or endorsed by, the Housing Ombudsman Service. We organise and analyse decisions published under the Open Government Licence.
The Renters' Rights Act 2025 is the biggest reform of renting law in England for decades. It received Royal Assent on 27 October 2025 and the first phase of reforms came into force on 1 May 2026. The Act overhauls private rented sector tenancies, bans no-fault evictions, introduces a landlord database and ombudsman, and sets out plans to extend the Decent Homes Standard and Awaab's Law to private landlords.
At Landlord Record, our index holds 16,224 published Housing Ombudsman decisions analysing how social landlords perform on complaints, repairs and tenant rights. Landlord Record analysis of Housing Ombudsman decisions (Open Government Licence v3.0).
This guide explains what the Act does, how it is being rolled out in three phases, and what it means for social housing tenants specifically.
What the Renters' Rights Act 2025 changes
The Act makes fundamental changes to how renting works in England. Most reforms target the private rented sector (PRS), but some will eventually affect landlords across all tenures. The key changes are set out in the government's guide to the Renters' Rights Act and the implementation roadmap.
Abolition of Section 21 and fixed-term tenancies
From 1 May 2026, private landlords can no longer use section 21 of the Housing Act 1988 to evict tenants without giving a reason. All new and existing private tenancies automatically become assured periodic tenancies with no fixed end date. Tenants can stay as long as they choose, and they can end the tenancy by giving two months' notice.
Where a landlord needs possession, they must use the reformed section 8 grounds. Valid grounds include selling the property, the landlord or their family moving in, serious and persistent rent arrears, and anti-social behaviour. The Act also expands the mandatory threshold for rent arrears eviction from two months to three months, giving tenants more protection if they fall behind temporarily.
For social tenants, the abolition of Section 21 works differently. Most social tenants are on secure or assured tenancies that already provide stronger protections than assured shorthold tenancies. The government has said it will implement the new tenancy system for social housing at a later date, after statutory consultation with the Regulator of Social Housing.
Fairer rent rules
Private landlords can now only increase rent once per year using a statutory section 13 notice, and they must give at least two months' notice. Tenants can challenge an increase at the First-tier Tribunal if they believe it exceeds market rate. The Act also bans rental bidding wars: landlords and agents must advertise a fixed rent and cannot accept or encourage offers above that price. In addition, landlords cannot demand more than one month's rent in advance.
Anti-discrimination and pets
It is now illegal for private landlords and letting agents to discriminate against tenants who have children or receive benefits. This includes refusing viewings, withholding information about a property, or refusing to grant a tenancy on those grounds. Tenants also gain a right to request permission to keep a pet. Landlords must consider the request within 28 days and can only refuse for valid reasons.
Decent Homes Standard and Awaab's Law extension
In Phase 3, the Act will extend the Decent Homes Standard and Awaab's Law to the private rented sector. This means private landlords will eventually have to meet the same minimum property standards and fixed timescales for investigating and repairing damp, mould and other serious hazards that already apply to social landlords. No date has been confirmed for Phase 3. Social tenants already benefit from these protections; the extension means private tenants will catch up.
PRS landlord database and ombudsman
From late 2026, the government will begin rolling out a mandatory Private Rented Sector Database region by region. All private landlords will have to register, pay a fee, and provide property and safety information. Once the database is live, a new PRS Landlord Ombudsman will open. It will provide a free redress service for private tenants, settling disputes without costly court proceedings. Registration with the ombudsman will be mandatory for all private landlords.
What it means for social housing tenants
If you rent from a council or housing association, most of the Renters' Rights Act's core reforms do not apply to you immediately. Your tenancy type — typically a secure tenancy with a local authority or an assured tenancy with a registered provider — already gives you stronger protections than the old assured shorthold tenancy system. You cannot be evicted without reason, and your landlord must follow a strict legal process.
The government has confirmed that the new tenancy regime will be implemented in the social rented sector at a later date, after updating the Direction to the Regulator of Social Housing and its Tenancy Standard. This requires a statutory consultation process, so social tenants should not expect immediate changes to their tenancy terms.
Social tenants already have access to the Housing Ombudsman if their landlord mishandles a complaint. The new PRS Ombudsman is a separate service for private tenants only — it does not replace or change the Housing Ombudsman for social housing. Similarly, Awaab's Law is already in force for social landlords under the Social Housing (Regulation) Act 2023. The Renters' Rights Act merely extends those same protections to the private sector in the future.
That said, social tenants may see indirect benefits. By raising standards in the private rented sector, the Act reduces the incentive for landlords to shift tenants with complex needs into social housing. It also creates political momentum for stronger enforcement across all tenures. If you live in mixed-tenure housing or have a private sub-letter in your block, the reforms may improve conditions in the building as a whole.
How the Act interacts with the Housing Ombudsman
The Housing Ombudsman Service investigates complaints about social landlords in England. It is independent, free for residents, and can order remedies including compensation, repairs, apologies and policy changes. The Renters' Rights Act 2025 does not alter the Housing Ombudsman's role, jurisdiction or powers for social tenants.
The new PRS Landlord Ombudsman is a separate body that will handle disputes between private tenants and their landlords. It is designed to offer a similar route to redress for the private sector, but it is not the Housing Ombudsman. Social tenants should continue to use the Housing Ombudsman for complaints about their council or housing association.
The Act does, however, reinforce the importance of the Ombudsman model. By making ombudsman membership mandatory for private landlords, the government is treating independent dispute resolution as a cornerstone of housing regulation — a principle that social tenants have relied on for years. If you are considering whether to escalate a complaint, see our guide to complaining for the steps.
Our dataset shows the scale of complaints that reach the Ombudsman: 16,224 published determinations, including 2,499 with a finding of severe maladministration. Landlord Record analysis of Housing Ombudsman decisions (Open Government Licence v3.0).
Frequently asked questions
What is the Renters' Rights Bill?
The Renters' Rights Bill is the legislation that became the Renters' Rights Act 2025. It is the biggest overhaul of renting law in England for decades. The Act reforms tenancies in the private rented sector by abolishing section 21 'no-fault' evictions, ending fixed-term assured shorthold tenancies, limiting rent increases to once per year, banning rental bidding wars, and introducing a new landlord database and ombudsman for private landlords. It also sets out a future extension of the Decent Homes Standard and Awaab's Law to the private rented sector.
When does the Renters' Rights Bill become law?
The Renters' Rights Bill completed its passage through Parliament on 22 October 2025 and received Royal Assent on 27 October 2025, becoming the Renters' Rights Act 2025. It is being implemented in phases. Phase 1, which covers the core tenancy reforms for the private rented sector, came into force on 1 May 2026. Phase 2, introducing the private rented sector landlord database and a new ombudsman, is expected to begin rolling out from late 2026. Phase 3 will extend the Decent Homes Standard and Awaab's Law to the private rented sector, but no date has been confirmed for this phase.
Does the Renters' Rights Bill abolish Section 21?
Yes, the Renters' Rights Act 2025 abolishes section 21 'no-fault' evictions for the private rented sector. From 1 May 2026, private landlords in England can no longer evict tenants without a valid reason. Instead, they must use the reformed section 8 grounds for possession, which include selling the property, moving in, serious rent arrears, or anti-social behaviour. The abolition does not apply immediately to the social rented sector. The government has said it will implement the tenancy reforms for social housing landlords at a later date, after updating the Direction to the Regulator of Social Housing.
How does the Renters' Rights Bill affect social housing tenants?
The Renters' Rights Act 2025 is primarily a private rented sector reform, so most of its immediate changes do not apply to social housing tenants. Social tenants are typically on secure or assured tenancies that already provide greater security than assured shorthold tenancies. The government plans to implement the new tenancy system for social housing at a later date, after statutory consultation with the Regulator of Social Housing. Social tenants already have access to the Housing Ombudsman, and the new private rented sector ombudsman is a separate service for private tenants. The Act does not change Awaab's Law for social tenants — that law is already in force for social housing.
Does it extend Awaab's Law?
The Renters' Rights Act 2025 does not extend Awaab's Law to social housing tenants, because Awaab's Law is already in force for the social rented sector under the Social Housing (Regulation) Act 2023. Instead, the Act provides for Awaab's Law to be extended to the private rented sector in Phase 3 of implementation, alongside the Decent Homes Standard. This will mean private landlords must meet fixed timescales for investigating and repairing damp and mould and other serious hazards. No date has been confirmed for Phase 3.
What is the new landlord database/ombudsman?
The Renters' Rights Act 2025 creates a mandatory Private Rented Sector (PRS) Database and a new PRS Landlord Ombudsman. The database will be a register of landlords and rental properties in England, rolled out region by region from late 2026. All private landlords will be required to register, pay a fee, and provide property and safety information. After the database is established, the new PRS Ombudsman will provide a free dispute-resolution service for private tenants, similar to how the Housing Ombudsman serves social housing tenants. Registration with the ombudsman will be mandatory for all private landlords. These services are separate from the existing Housing Ombudsman Service, which continues to handle complaints about social landlords.
Sources
The information in this guide is drawn from official government and parliamentary sources:
- Renters' Rights Act 2025 (legislation.gov.uk)
- Guide to the Renters' Rights Act (gov.uk)
- Implementing the Renters' Rights Act 2025: roadmap (gov.uk)
- Housing Ombudsman Service (housing-ombudsman.org.uk)
This page summarises and explains that material; it is not produced by the government or the Ombudsman and does not constitute legal advice.