The Renters’ Rights Act is here. Here’s what it means for you.

What is the Renters’ Rights Act?

After years of consultation, delays, and two separate bills, the Renters’ Rights Act 2024 is finally becoming law. It represents a fundamental restructuring of the relationship between landlords and tenants in England — abolishing the assured shorthold tenancy (AST) framework that has defined the private rented sector since 1988.

The headline change is the end of Section 21 “no-fault” evictions. But the Act goes considerably further than that, and many landlords are only now realising the full extent of what’s changing.

The key changes at a glance

✓    Section 21 abolished — all tenancies become periodic

✓    New mandatory ground for possession (Ground 1A)

✓    Rent increases limited to once per year via Section 13 only

✓    Pets — landlords must consider requests in writing

✓    Awaab’s Law extended to the private sector

✓    New Private Rented Sector Database (Decent Homes Standard)

✓    Bidding wars for rentals made unlawful

✓    Stronger protections against unlawful eviction

No more fixed terms — what this really means

From 1 May, all new and existing tenancies automatically become periodic assured tenancies. Fixed-term contracts are abolished. This means tenants can give two months’ notice and leave at any time, while landlords must rely entirely on the new statutory grounds for possession.

For many landlords, this feels unsettling. In practice, a well-managed tenancy with a good tenant should continue undisturbed. The change does, however, make proactive management — and a robust relationship with your agent — more important than ever.

How do you end a tenancy now?

The new Section 8 grounds for possession have been significantly expanded and strengthened. The key grounds landlords are most likely to use include:

• Ground 1 (selling the property) — available after 12 months, requires 4 months’ notice
• Ground 1A (moving back in) — for landlords or close family members, also 4 months’ notice
• Ground 8 (rent arrears) — three months’ arrears, mandatory, 4 weeks’ notice
• Ground 14 (anti-social behaviour) — immediate notice, discretionary

The extended notice periods and mandatory evidence requirements mean that if you ever need to recover possession, the process begins months before you serve notice — not at the last minute.

Rent reviews: a new approach

You may only increase rent once in any twelve-month period, using the Section 13 notice procedure. Ad-hoc rent clauses written into tenancy agreements are no longer enforceable — the statutory route is the only route. Tenants also have a strengthened right to challenge any increase at the First-tier Tribunal, and the tribunal must cap any award at the market rate.

For Best Nest landlords, we’re managing your rent review schedules proactively. If you’re not sure when your last review was, or whether a review is due before May, please get in touch with us this week — time is short.

HMO landlords: additional considerations

HMO properties have some specific nuances under the new Act. Individual room tenancies in an HMO are treated as separate periodic tenancies — each tenant can give notice independently, and each possession claim is assessed individually. The administrative implications are significant, and the importance of properly structured agreements and robust management processes has never been greater.

As specialists in HMO letting across South Cheshire and North Staffordshire, this is territory we know well. Our HMO tenancy documentation has been fully reviewed and updated ahead of 1 May.

What Best Nest is doing

• Updated tenancy agreements — All Best Nest AST and HMO agreements have been revised to comply with the Act’s requirements from day one.
• Landlord communications — We are contacting all managed landlords individually to confirm the position of their tenancies and any action required.
• Rent review audit — We’re reviewing every managed property’s rent review position to ensure compliance with the once-per-year rule from the outset.
• Team training — Our full team has been briefed on the Act’s requirements. Every member of the Best Nest team is equipped to answer your questions clearly.
• Ongoing guidance — As case law and regulations develop post-implementation, we’ll keep you updated through our newsletter and landlord briefings.

Should landlords be worried?

The honest answer: not if you’re working with a professional, well-prepared agent. The landlords at greatest risk are those managing properties themselves without keeping pace with regulatory change, those with poorly documented tenancies, and those who’ve relied historically on Section 21 as a substitute for dealing with issues head-on.

The fundamentals of good lettings practice — clear agreements, prompt maintenance, fair rents, open communication — matter more than ever. That’s always been the Best Nest approach, and it means our landlords are in a strong position as the Act lands.