Renters’ Rights Act: What it means for North Devon tenants and landlords in the private rented sector

RRA Graphic

Major changes to the private rented sector are coming from 1 May 2026 as the Government rolls out the Renters’ Rights Act, designed to make renting fairer and safer for everyone. North Devon Council is urging landlords and tenants to prepare now.

The new reforms will bring various changes to the private sector and are aimed at giving tenants stronger protections and clearer rights, while setting new standards for landlords.

Landlords can expect a more stable, professional and trustworthy private rental sector with professional standards, a national database reducing rogue operator issues, an Ombudsman for dispute resolution, clearer reasons for possession and regulation around rent increases. Landlords will still be able to get their property back for clear reasons – like selling up, moving in, or dealing with rent arrears or anti-social behaviour.

Key changes include;

  • End of ‘no-fault’ evictions – section 21 will be abolished, meaning landlords can only end a tenancy using specific defined grounds
  • No more fixed-term tenancies – all tenancies will become periodic, giving renters greater security and flexibility
  • Fairer rent increases – limited to one per year, with tenants able to challenge unfair rises through a tribunal
  • No bidding wars – landlords must stick to the advertised rent price
  • New rules on pets – tenants will have the right to request a pet and landlords must consider this fairly
  • Landlords must not discriminate – if a potential tenant receives benefits or has children they cannot be refused on those grounds
  • Stronger enforcement – councils, including North Devon Council, will have greater powers to investigate landlords and enforce compliance with the issuing of civil penalties

Phase two is due to begin in late 2026. This stage will introduce two major reforms for the private rented sector:

  • A Private Landlord Ombudsman – an independent service designed to help resolve disputes between landlords and tenants quickly and fairly, without the need for court action, which all landlords must sign up to
  • A Private Rented Sector Database – requiring all landlords and rented properties to be registered.

The database will be introduced in two stages, with deadlines staggered across the latter part of 2026.

The final phase will take longer to implement as several proposals will undergo formal consultation. These include:

  • A new Decent Homes Standard for the private rented sector – supported by an updated Housing Health and Safety Rating System (HHSRS) to assess risks in rental properties
  • Extending Awaab’s Law to the private rented sector – bringing in strict timescales for addressing hazards such as damp and mould

No confirmed timescales have been announced for phase three. The council will continue to monitor developments closely and share updates as soon as they become available. Officers will develop an engagement plan to make certain that landlords and tenants really understand these changes and also provide support and guidance.

Councillor Graham Bell, Lead Member for Housing, said: “These reforms represent one of the most significant changes to renting in a generation. They are designed to give tenants the security and dignity they deserve, while ensuring landlords have clear, fair rules to follow.

“For too long, many renters have lived with uncertainty and poor conditions. In addition, these changes level the playing field for the vast number of fair, compassionate landlords. Protecting the reputation of their industry sector from the tarnish created by a few rogue landlords.

“North Devon Council is committed to guiding both landlords and tenants through these changes, providing practical advice and resources, so everyone understands their rights and responsibilities.”

For more details on the Renters’ Rights Act, visit www.gov.uk/rentingischanging.

Local guidance will be published on North Devon Council’s website in the coming weeks. The council will be providing information in a range of formats, including online resources, printed leaflets, social media updates and community engagement sessions.