How New Housing Laws in England Impact Renters

With several new housing law changes in England this year, it's natural for renters to feel uncertain about what this means for their rights. Whether you’re worried about a rent increase, eviction notices, or repairs, understanding recent legal updates gives you confidence in navigating your tenancy. This guide breaks down the latest changes and what they mean for you as a renter in England.

Recent Housing Law Changes: What Renters Should Know

The government has introduced and proposed changes designed to give renters better protection and clarity in England. Here’s an overview:

• Section 21 “no-fault” evictions are being reformed (though at time of writing, the process is ongoing).
• New rules require more notice and stricter grounds for ending tenancies.
• Updates on how and when rent can be increased.
• Strengthened requirements for landlords on maintenance and property standards.

These updates mainly affect tenants with an Assured Shorthold Tenancy. If you’re not sure which type you have, check your contract or visit the government's tenancy types guide.

Key Changes to Eviction and Notice Rules

One major issue for renters is eviction. Here’s what’s changed or is due to change:

Section 21 “No-Fault” Evictions

• The government plans to abolish Section 21 evictions, meaning landlords will need a valid legal reason to ask a tenant to leave once these changes are enacted¹.
• Currently, a Section 21 notice can be used, but proposals under the Renters (Reform) Bill aim to end this practice and increase security for renters.
• If you receive a Section 21 notice now, it must still follow current rules: at least 2 months’ notice, and using the official Form 6A: Notice seeking possession. The form can only be used after any fixed term ends or in other legal scenarios.

Section 8 Eviction Changes

• Landlords using Section 8 must specify one of the legal 'grounds' (such as rent arrears or anti-social behaviour). Some notice periods have increased.
• You must be served a Form 3: Notice Seeking Possession of a Property Let on an Assured Tenancy for a Section 8 eviction. Double-check that the form lists the correct ground(s) and notice period.

Rent Increases: Your Rights and Recent Updates

There are clearer rules about how and when a landlord can increase your rent:

• Rent can only be increased once per year for periodic (rolling) tenancies.
• You must receive a Form 4: Notice proposing a new rent (official name) at least one month in advance.
• If you think the proposed increase is unfair, you can challenge it with the First-tier Tribunal (Property Chamber).

Fixed-term tenancies (e.g., 12 months) can only have increases if the contract includes a rent review clause or you agree to a change.

Maintenance, Repairs, and Standards

Landlords have ongoing legal obligations to keep their properties safe and in good repair. New rules require landlords to:

• Fix issues related to heating, damp, and structural safety more promptly.
• Comply with the Homes (Fitness for Human Habitation) Act 2018, meaning the property must be fit and safe for you to live in.

If essential repairs are neglected, you can report this to your local council using the council’s complaint process or request an inspection.

Key Official Forms and How to Use Them

• Form 6A: Notice seeking possession
  • Used by landlords for Section 21 evictions.
  • If you are served this form, it signals your landlord is seeking to regain possession after your tenancy ends.
  • You can see the current official version here.
• Form 3: Notice Seeking Possession (Section 8)
  • Used for evictions based on breach of tenancy or other legal grounds.
  • Landlords must state their reason; you can seek advice or challenge the notice if you disagree.
  • Access the form and details here.
• Form 4: Notice proposing a new rent
  • Officially used to notify you of a proposed rent increase for periodic tenancies.
  • If you think the new rent is too high, you can challenge it (see how-to below).
  • Find the form and guidance here.

The Tribunal for Tenancy Disputes

In England, residential tenancy disputes are handled by the First-tier Tribunal (Property Chamber) - Residential Property. You can apply here to challenge rent increases, seek rent repayment orders, or address other tenancy concerns.

Challenging a Rent Increase: What Steps to Take

If you receive a Form 4 and believe the increase is unfair or unreasonable, you have the right to object through these steps:

• Respond to your landlord in writing, stating your objections.
• Apply to the First-tier Tribunal (Property Chamber) within the deadline stated on the notice (usually before the new rent takes effect).
• Gather supporting evidence, like comparable rents or property issues.
• The tribunal will make a binding decision on what rent is fair.

This process ensures you’re not pressured into paying more than market value without oversight.

FAQ: Common Questions about New Laws Affecting Renters in England

1. Can my landlord still evict me without a reason?
   At present, landlords in England can serve a Section 21 "no-fault" eviction notice, but this may change once the proposed new laws come into effect. Stay updated by checking government sources.
2. How much notice does my landlord need to give for rent increases?
   For periodic tenancies, at least one month's notice is required, using the official Form 4.
3. Who decides if a rent increase is fair?
   The First-tier Tribunal (Property Chamber) will review your case and set a fair rent based on the evidence and local rents.
4. What should I do if repairs aren't being done?
   Write to your landlord first. If repairs aren’t made, report the issue to your local council, who can inspect and require your landlord to fix hazards.
5. How do I know if I have an assured shorthold tenancy?
   Most private renters do, but you can use the government’s guidance or check your tenancy agreement to confirm.

Conclusion: Key Takeaways for Renters in England

• Proposed and recent law changes aim to increase fairness and security for renters in England.
• Use official forms and government resources to understand and protect your tenancy rights.
• If you’re facing rent increases or eviction, remember you have the right to challenge unfair treatment through the tribunal and local council support.

Staying informed and using the correct processes can help secure your home and peace of mind.

Need Help? Resources for Renters

• Private Renting: Government Guidance – Full guidance for tenants and landlords
• First-tier Tribunal (Property Chamber) – For challenging rent or tenancy disputes
• Find your local council – If you need to report repairs or unsafe conditions
• How to Rent Guide (Gov.uk) – Essential reading for every private renter in England

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1. See Renters (Reform) Bill – Parliament Legislation; primary law is the Housing Act 1988 and ongoing amendments.
2. Forms and process: Assured Tenancy Official Forms.
3. Court and Tribunal information: First-tier Tribunal (Property Chamber) official site.
4. Maintenance rules: Repairs and Maintenance Government Guidance; see also Homes (Fitness for Human Habitation) Act 2018.

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