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Reforms to renters’ rights have finally become law – five years and four prime ministers after they were first promised.

The legislation that received Royal Assent today is Labour’s version, after the party took office with a promise to improve and complete the set of proposals the Tories pledged then watered down, then abandoned altogether before the general election last year.

Previously it was known as the Renters’ Reform Bill, but Labour renamed it as the Renters’ Rights Bill.

Following Royal Assent, it is now known as the Renters’ Rights Act.

It aims to “decisively level the playing field between landlords and tenants”, according to housing minister Matthew Pennycook.

However there is one more crucial date – the commencement date – which is when the measures will actually take effect.

We don’t know when that is, but these will be the first changes:

No-fault evictions banned

Crucially, the legislation includes a blanket ban on no-fault evictions under Section 21 (S21) of the 1988 Housing Act.

S21 notices have allowed landlords to evict tenants with two months’ notice without providing a reason.

Housing campaigners say they are a major contributing factor to rising homelessness.

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One million renters forced to move

Former Conservative prime minister Theresa May made the pledge to scrap S21 notices on 15 April 2019, and it was also in her successor Boris Johnson’s manifesto.

But the Tories went on to announce an indefinite delay to the plan to ban them, pending court reforms, following pressure from backbench landlord MPs.

After the general election, Labour confirmed in its first King’s Speech that it would end no fault evictions for both new and existing tenancies.

Mr Pennycook has said that this means landlords will not be able to “arbitrarily evict any tenant with a Section 21 notice, including tenants that make complaints about things like damp and mould, rather than fix those problems”.

Landlords will still be able to evict tenants if they have a legal reason, such as if the tenant is in several months’ rent arrears or commits anti-social behaviour.

Fixed-term tenancies ended

The Act has removed fixed-term tenancies, so that all agreements are “periodic”.

This will give tenants the flexibility to move if there is a change of circumstance or they aren’t happy with the standard of accommodation. Instead of having to stay until a specified end date, tenants will be required to give two months notice if they wish to move out.

Landlord notice periods

When a landlord’s circumstance changes, such as their need to sell up or move into the property, they will have to give four months’ notice instead of two.

All renters will get a 12-month protected period at the beginning of a tenancy, during which landlords cannot evict them on these grounds.

What are the longer term changes?

There are a range of further reforms that will come in after the new tenancy system is implemented. These are:

Awaab’s law extended

Awaab Ishak
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Awaab Ishak

Awaab’s Law was named after the toddler who died after exposure to mould in his family’s social rented home in Rochdale, Greater Manchester.

It proposed that social landlords will have to investigate hazards within 14 days, fix them within a further seven, and make emergency repairs within 24 hours. .

Under Labour’s Renters’ Rights Act, this will be extended to the private sector to ensure all landlords speedily address hazards and make homes safe.

Plans to make homes safer also include applying a Decent Homes Standard to the private rented sector for the first time.

The government said 21% of privately rented homes are currently classified as “non-decent” and more than 500,000 contain the most serious hazards.

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Social home health rules to tighten

Landlords who fail to address serious hazards will be fined up to £7,000 by local councils and may face prosecution for non-compliance, the government said.

A new Private Rented Sector Landlord Ombudsman will also be introduced to “provide quick and binding resolutions” about complaints, alongside a database to help landlords understand their legal obligations and demonstrate compliance.

Ban on mid-tenancy rent increases

The Act has also banned rent increases being written into contracts to prevent mid-tenancy hikes, leaving landlords only able to raise rent once a year at the market rate.

Rent campaigners want the government to go further and introduce rent controls amid a spiralling affordability crisis.

Analysis of government figures by housing charity Shelter found England’s private renters paid an extra £473 million pounds every month on rent in 2024 – an average of £103 more per month than they were paying in 2023.

Labour has ruled out rent controls, saying their plan to build more homes will bring prices down.

Powers to challenge rent hikes

However the government said they will make it easier for people to challenge excessive rent hikes which could force them out.

This will be done by reforming the First Tier Tribunal so it can’t actually demand more than what the landlord initially asked for when tenants complain.

The government will also end backdated increases if the watchdog rules in the landlords’ favour, and allow rent increases to be deferred by two months in cases of hardship.

Allowing pets

Labour’s reforms have also given tenants the strengthened right to request a pet, which landlords must consider and cannot unreasonably refuse.

Activists from Shelter stage a protest in Parliament Square over delays to the Renters Reform Act. Pic: PA
Image:
Activists from Shelter stage a protest in Parliament Square over delays to the Renters Reform Act. Pic: PA

There are currently no specific laws in place when it comes to renting with pets, but landlords can decline if they have a valid reason.

To support landlords, the Renters’ Rights Act has provided them with the right to request insurance to cover potential damage from pets if needed.

Bidding wars crackdown

The reforms also crack down on bidding wars between potential tenants.

Bidding wars for rental properties have become increasingly common amid a chronic shortage of supply, with tenants typically paying an extra £100 a month above the asking price for their home last year, according to research by the New Economics Foundation.

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Bristol renters face frenzied competition

The legislation includes a legal requirement for landlords and letting agents to publish the required rent for a property.

Landlords and agents will be banned from “asking for, encouraging, or accepting any bids” above the publicly stated price.

Similar laws have been passed in other countries facing a housing crisis, such as New Zealand.

Limit on rent in advance

Bidding wars have also led to some people offering months of rent in advance to ensure they get the property. Under the new laws, landlords can only ask for up to one month’s rent upfront once you’ve signed a tenancy agreement. They will be banned from encouraging or accepting any more.

Read More:
What could tackle ‘out of control’ rent prices?
Average rents hit another record high

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Ban on benefit discrimination

The Act also outlaws landlords imposing a blanket ban on tenants receiving benefits or with children.

According to Shelter, one in five families have been unable to rent somewhere in England because they have kids.

Meanwhile, the English Private Landlord Survey, covering the period of 2021 to 2022, found one in 10 private renters – around 109,000 households – had been refused a tenancy because they received benefits.

While specific cases of this have been found to have breached the Equality Act in court, the new law will explicitly ban these forms of discrimination “to ensure fair access to housing for all”.

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Budget 2025: Starmer and Reeves ditch plans to raise income tax

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Starmer and Reeves ditch plans to raise income tax in budget

Sir Keir Starmer and Rachel Reeves have scrapped plans to break their manifesto pledge and raise income tax rates in a massive U-turn less than two weeks from the budget.

The decision, first reported in the Financial Times, comes after a bruising few days which has brought about a change of heart in Downing Street.

Read more: How No 10 plunged itself into crisis

I understand Downing Street has backed down amid fears about the backlash from disgruntled MPs and voters.

The Treasury and Number 10 declined to comment.

The decision is a massive about-turn. In a news conference last week, the chancellor appeared to pave the way for manifesto-breaking tax rises in the budget on 26 November.

She spoke of difficult choices and insisted she could neither increase borrowing nor cut spending in order to stabilise the economy, telling the public “everyone has to play their part”.

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‘Aren’t you making a mockery of voters?’

The decision to backtrack was communicated to the Office for Budget Responsibility on Wednesday in a submission of “major measures”, according to the Financial Times.

The chancellor will now have to fill an estimated £30bn black hole with a series of narrower tax-raising measures and is also expected to freeze income tax thresholds for another two years beyond 2028, which should raise about £8bn.

Tory shadow business secretary Andrew Griffith said: “We’ve had the longest ever run-up to a budget, damaging the economy with uncertainty, and yet – with just days to go – it is clear there is chaos in No 10 and No 11.”

How did we get here?

For weeks, the government has been working up options to break the manifesto pledge not to raise income tax, national insurance or VAT on working people.

I was told only this week the option being worked up was to do a combination of tax rises and action on the two-child benefit cap in order for the prime minister to be able to argue that in breaking his manifesto pledges, he is trying his hardest to protect the poorest in society and those “working people” he has spoken of so endlessly.

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Ed Conway on the chancellor’s options

But days ago, officials and ministers were working on a proposal to lift the basic rate of income tax – perhaps by 2p – and then simultaneously cut national insurance contributions for those on the basic rate of income tax (those who earn up to £50,000 a year).

That way the chancellor can raise several billion in tax from those with the “broadest shoulders” – higher-rate taxpayers and pensioners or landlords, while also trying to protect “working people” earning salaries under £50,000 a year.

The chancellor was also going to take action on the two-child benefit cap in response to growing demand from the party to take action on child poverty. It is unclear whether those plans will now be shelved given the U-turn on income tax.

A rough week for the PM

The change of plan comes after the prime minister found himself engulfed in a leadership crisis after his allies warned rivals that he would fight any attempted post-budget coup.

It triggered a briefing war between Wes Streeting and anonymous Starmer allies attacking the health secretary as the chief traitor.

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Wes Streeting: Faithful or traitor? Beth Rigby’s take

Read more: Is Starmer ‘in office but not in power’?

The prime minister has since apologised to Mr Streeting, who I am told does not want to press for sackings in No 10 in the wake of the briefings against him.

But the saga has further damaged Sir Keir and increased concerns among MPs about his suitability to lead Labour into the next general election.

Insiders clearly concluded that the ill mood in the party, coupled with the recent hits to the PM’s political capital, makes manifesto-breaking tax rises simply too risky right now.

But it also adds to a sense of chaos, given the chancellor publicly pitch-rolled tax rises in last week’s news conference.

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Home secretary to tackle UK’s ‘excessive generosity’ with sweeping immigration reforms

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Home secretary to tackle UK's 'excessive generosity' with sweeping immigration reforms

The home secretary is set to unveil sweeping reforms to tackle illegal immigration, as she considers potential changes to human rights law.

Shabana Mahmood will announce on Monday a series of measures to make it easier to remove and deport illegal migrants, and reduce the “pull factors” that make the UK attractive to asylum seekers.

The Home Office said they would be the “most sweeping reforms to tackle illegal migration in modern times”.

She is said to believe that “excessive generosity and ease of remaining” in the UK, along with systemic barriers, has made deportations extremely difficult, The Times reported.

It is understood that many of the changes set to be proposed by the home secretary will be modelled on the Danish system, under which 95% of failed asylum seekers are deported.

Denmark has tighter rules on family reunions, and restricts some refugees to a temporary stay.

Read more: Could Danish model save Labour’s bacon?

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UK considers copying Denmark’s immigration system

Ms Mahmood is also mulling reforms to the European Convention on Human Rights and human rights law to “end the abuse of the system that leads to unjustified claims to delay or stop deportations”, a Home Office source said.

The overhaul of modern slavery laws will require migrants to make a claim that they have been a victim as soon as they arrive in the UK, rather than allowing them to raise it unexpectedly later on, which has resulted in delayed deportations, The Telegraph reported.

The number of offences qualifying foreign criminals for automatic removal is also set to be increased, the paper said.

And judges are expected to be required to prioritise public safety over claims from migrants that deporting them would breach their family rights or put them at risk of “inhuman” treatment if they were returned to their home country.

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Sky News witnesses people smuggling operation in Dunkirk

Deportations are up – but so are boat crossings

Ahead of next week’s announcements, the Home Office released new figures showing 48,560 people have been removed from the UK since Labour came to power.

The figure, which includes failed asylum seekers, foreign criminals and others with no right to be in the UK, is a 23% increase compared to the 16 months before last year’s election.

Read more politics news:
Under-fire Starmer aide won’t quit
Plans to raise income tax in budget ditched

Ms Mahmood said: “We’ve ramped up enforcement, deported foreign criminals from our streets, and saved taxpayers millions.

However, small boat crossings continue to rise – 39,075 people have made the journey so far this year, according to Home Office figures.

That is an increase of 19% on the same point in 2024 and up 43% on 2023, but remains 5% lower than the equivalent point in 2022, which remains the peak year for crossings.

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Top Starmer aide will not leave No 10 – despite calls for him to be sacked

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Top Starmer aide will not leave No 10 - despite calls for him to be sacked

The prime minister’s chief of staff Morgan McSweeney will not leave his job at Number 10, Sky News understands, despite furious calls for him to be dismissed.

Sir Keir Starmer’s closest confidante has been under fire in recent days following a briefing row that saw allies of the PM say Sir Keir Starmer would fight any attempts to remove him from office.

Health Secretary Wes Streeting was also accused of plotting to replace Sir Keir Starmer after the chancellor’s autumn budget.

Mr Streeting has strongly denied the claim, and accused Number 10 of having a “toxic” culture and of attempting to “kneecap” him.

Sir Keir also disavowed the briefings, saying he “never authorised” the attack on his health secretary, and said cabinet ministers should not be briefed against.

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Beth Rigby analyses claims Wes Streeting wants the prime minister’s job

This morning, several national newspapers led with calls from Labour MPs and unnamed ministers for Mr McSweeney to resign or be sacked – the chief of staff himself becoming a victim of anonymous briefings.

But Sky News understands that he categorically denies he was “directly or indirectly” behind the briefings and will be remaining in his job.

More on Sir Keir Starmer

Mr McSweeney has been in post as chief of staff since October 2024, and is credited as being a key architect of Labour’s transformation following the 2019 election defeat and subsequent victory in 2024.

Mr Streeting was not among those who had called for Mr McSweeney to go, saying on Wednesday that “there wouldn’t be a Labour government” without him.

But he had a furious reaction to the briefings against him, telling Mornings With Ridge And Frost: “I do think that going out and calling your Labour MPs ‘feral’ is not very helpful.”

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Speaking to Sky News, Health Secretary Wes Streeting denied plotting to oust the prime minister.

He added: “I do think that trying to kneecap one of your own team when they are out, not just making the case for the government, but actually delivering the change that we promised, I think that is also self-defeating and self-destructive behaviour.”

Sir Keir said at Prime Minister’s Questions on Wednesday: “Let me be clear. I’ve never authorised attacks on cabinet members. I appointed them to that post because they’re the best people to carry out that job.”

He also said: “Morgan McSweeney, my team and I are absolutely focused on delivering for the country.”

The prime minister and his health secretary spoke “very briefly” later that evening, in which he apologised.

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Sir Keir Starmer insists no one from Downing Street briefed against Wes Streeting.

On Thursday, Sir Keir said that he had been “assured that no briefing against ministers was done from No 10”, and it appears that no formal investigation into who spoke to journalists on Tuesday is under way.

Tory leader Kemi Badenoch accused Sir Keir of having “lost control of Number 10” and said two weeks from the 26 November budget, “the government has descended into civil war”.

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