Renters’ Rights Bill receives Royal Assent but Section 21 end date still to be announced

The Renters’ Rights Bill has received Royal Assent and will now become law.

However, the government has not yet released an exact timeline for implementation. It is believed that Section 21 will be abolished, and all fixed-term tenancies will automatically become periodic once the government announces a specific date.

Prime Minister Keir Starmer said: “Every family deserves the dignity of a safe and secure home.

“For too long, millions of renters have lived at the mercy of rogue landlords or insecure contracts, with their futures hanging in the balance. We’re putting an end to that.

“A secure home isn’t just bricks and mortar – it’s the foundation for opportunity, safety and a better life. No child should grow up without one.”

The National Residential Landlords Association (NRLA) is urging the government to provide at least six months’ notice before the changes take effect.

Housing Minister Matthew Pennycook has previously said the government will ensure a smooth transition to the new system, giving the private rented sector sufficient time to prepare.

New law to be ‘celebrated’

Ben Twomey, the chief executive of Generation Rent, said: “Today is a landmark day for renters across England. This new law is a vital step towards re-balancing power between renters and landlords and should be celebrated.

“Our homes are the foundation of our lives, but for too long our broken renting system has left huge numbers of renters staring down the barrel of poverty and homelessness, whilst placing a huge strain on local councils.

“For decades, Section 21 evictions forced renters to live in fear of being turfed out of our homes, preventing us from raising valid concerns with our landlords. At last, this outdated and unfair law is being sent packing.”

He added: “This new law didn’t appear out of thin air. It is the result of years of tireless campaigning from the renter movement, alongside the dedication and strength of ordinary renters.

“The government must now give clarity to renters and landlords by announcing an implementation date quickly, bringing in renters’ new rights as soon as possible.”

Industry reaction to the Renters’ Rights Bill gaining Royal Assent

Despite Mr Pennycook claiming the bill will not have a “destabilising effect on the rental market” or a “harmful impact on future rental supply,” many industry experts are warning the government of potential chaos as the new regulations come into force.

Matt Hutchinson, director of flatshare site SpareRoom, said: “This is a watershed moment for renters. The private rented sector shouldn’t be something that has to be endured. For many renters, buying a home isn’t within reach and, when more people are renting for life, the sector has to work for them. These new protections go a long way towards adjusting the balance of fairness. But, they don’t shield tenants from market-rate rent rises which is arguably the most urgent issue of all.

“Expect a period of chaos now as the sector adjusts. The government is good at creating policy, but less good at communicating it. Tenant awareness is overwhelmingly low; too few know about their new rights. And landlords are underprepared for these changes. There’s a real risk that if too many follow through on their intentions to leave the rental sector or reduce their portfolios, diminishing supply could force up rents.”

Need six months notice

Ben Beadle, chief executive of the NRLA, warned the government that reforms must not undermine rental supply.

He said: “The government must also recognise the vital importance of a thriving private rented sector not only to meet tenant demand but to the national economy. It is essential that the Government’s reforms do not worsen the supply crisis by discouraging long term investment in the homes to rent that so many rely on.

“As the changes bed in, the government should commit to ongoing monitoring of their impact and ensure its findings are published.”

The NRLA is calling for six months’ notice before the changes take effect to allow landlords time to prepare.

Mr Beadle said: “This is the most significant shake-up of the rental market in almost 40 years, and it is imperative that the new systems work for both tenants and responsible landlords. The NRLA stands ready to work with the Government to ensure the reforms are implemented in a way that is fair, proportionate and deliverable.

“The government now needs to engage meaningfully with those providing the homes so desperately needed, to ensure implementation of the Bill is realistic and aligns with the practicalities of the market, not least the need for clarity well in advance of the next academic year for student housing.

“At a minimum, the sector needs six months’ notice before implementation to ensure a smooth and seamless transition, and the Government must provide certainty on this as soon as possible.”

Beverley Kennard, Head of Lettings Operations at Knight Frank commented, “With the Renters’ Rights Bill now granted Royal Assent, this marks a significant milestone in reforms that have been on the horizon for some time. While we await clarity on implementation – expected to take effect within the next six months – it’s worth remembering that the Bill is designed to tackle rogue practices, not penalise responsible landlords.

“Although the transition period may bring some adjustment, the core elements of the Bill remain largely the same: the abolition of Section 21, changes to notice periods, and a 12-month restriction on re-letting where a landlord has given notice to sell.”

She adds:  “It’s also important to view the Renters’ Rights Bill within the wider context of the market. Tax policy, energy efficiency requirements, and interest rates all continue to shape landlord confidence and investment decisions. We’ll be working closely with our landlords to help them understand the practical implications of these reforms, manage any perceived risks, and plan with confidence for the months ahead.

“For landlords, property remains a sound long-term investment. The fundamentals of the sector remain strong, and the keys to successfully letting a property are unchanged – thorough tenant referencing, good landlord-tenant relationships, professional management, and trusted advice. In short, this is not cause for alarm: with the right preparation and advice, the private rented sector will continue to be a stable and worthwhile place to invest.”