Yes, the Renters' Rights Act is happening; it became law in October 2025 and will become effective in early to mid-2026. As a result, agents shouldn't take a "wait and see" approach. Unlike the Renters Reform Bill, which was shelved by the Conservative Government after they called a snap election, the Renters' Rights Act has always been a priority for the Labour Government. Because it has a large majority in the House of Commons, the Act passed with minimal amendments.

The Government has indicated that the Act's commencement date will be more than two months after Royal Assent, which was achieved in October 2025. This means it'll likely become effective in early to mid-2026. The Government sees both the abolition of Section 21 and the end of fixed-term tenancies as non-negotiable. These reforms will be implemented as a priority, while others like the Decent Homes Standard and the landlord ombudsman will be implemented down the line. 

The Government is expected to provide a slightly longer transition period than the standard two months. However, the commencement date is unlikely to be much longer than three months after Royal Assent. On the commencement date, all ASTs will automatically convert into assured periodic tenancies, meaning no new Section 21 notices can be served.

If a Section 21 notice has been served before the Renters' Rights Act is enacted, landlords will have up to two months after the commencement date to apply to the court, as long as the notice is still within its six-month validity period.

Court reforms aren’t planned before Section 21 is abolished, meaning it's that eviction notices will be significantly delayed. Baroness Taylor of Stevenage, Parliamentary Under-Secretary (Housing, Communities and Local Government), Labour, has frequently reaffirmed that Government is working closely with the Ministry of Justice to ensure that it’s prepared for the Act’s impacts. However, this has done little to allay the fears of industry experts. 

The Government has the power to dictate the format of tenancy agreements and is expected to introduce a new standardised agreement that incorporates elements of the current tenancy agreement and the "How to Rent" guide​. It's unclear whether existing tenancy agreements will need to be redrafted immediately, and there may be a grace period for transitioning to the new format​.

No, fixed-term tenancies will be abolished, and all tenancies will become periodic. This means tenants can immediately serve two months' notice when they enter a property, effectively making this the minimum tenancy period.

Landlords will not be allowed to require more than one month’s rent in advance. Tenants can voluntarily pay in advance after the tenancy begins, but it cannot be a condition of the tenancy​. This will impact international students who traditionally pay large sums upfront to secure a property, the self-employed, people with poor credit ratings, and those with criminal histories or county court judgements (CCJs). Rent already paid in advance won’t need to be returned as long as it is paid before the law changes.

Yes, agents must hand over keys even if the first month’s rent hasn’t been paid. The new regulations require tenancy agreements to be signed before collecting rent, giving tenants legal rights to occupy the property regardless of payment. This means agents must release the keys even if rent hasn’t cleared, creating a risk of tenants moving in while in arrears. Although this aims to protect tenants from unfair practices, it increases financial risks for landlords and agents if tenants fail to pay on time.

When you’ve executed the agreement. For example, if the tenancy was signed and dated 10 days before a tenant moved in, you could take the first month’s rent.

The current tenancy deposit rules remain unchanged under the new system, meaning you can still take them in advance. Deposits must still be protected in approved schemes.

No, landlords won't be required to set annual rent increases at the outset of a tenancy. Rent increases must follow the Section 13 process, where the landlord gives the tenant notice of the increase, and the tenant has the right to challenge it before a tribunal​. You can serve a Section 13 notice up to four months in advance as long as the date the rent increase becomes effective isn't before the tenant has spent 12 months in the tenancy.

Unless the government believes that the First-tier Tribunal (FTT) is overwhelmed, no. This is a key concern raised by members of the both the House of Commons, House of Lords and industry experts, and there are genuine fears that tenants could be incentivised to appeal rent increases without proper safeguards. 

Alternative bodies to the FTT will also be explored to cope with a surge in cases, however, the government will only explore these as a last resort. 

If a property is suitable for housing a pet and the tenant requests permission, a landlord won't have grounds to refuse. If the landlord refuses and the tenant brings the pet in anyway, an attempt to evict them for this reason would likely fail. Tenants can challenge refusals through redress schemes or courts​.

No, landlords can't charge pet fees under the Tenant Fees Act 2019. However, landlords can require tenants to take out pet insurance to cover potential damages​.

As fixed-term tenancies are being abolished, you can't charge renewal fees. Instead, you should think about revising your fee structures and communicating these changes to landlords ahead of time​. Charging for Section 13 notices is another potential avenue you can explore to replace renewal revenue, as is offering a Rent Protection and Legal Expenses service.

In most cases, corporate tenancies will be unaffected by the Act.