Pets, Periodic Tenancies, and Power Shifts: The Law Student’s Guide to the Renters’ Rights Act

If you’ve been keeping an eye on the news lately, you’ll know that the private rental sector is on the brink of its biggest transformation in over thirty years.

The Renters’ Rights Act (formerly the Renters Reform Bill) is set to reshape everything from how tenancies operate to the balance of power between landlords and tenants.

For law students, this isn’t just about whether your student house is up to scratch. This is a commercial awareness goldmine. It brings together property law, litigation, public policy, and economics, all in one place.

Let’s break it down.

The End of Section 21: A Shift in Power

For years, Section 21 has allowed landlords to regain possession of a property without giving a reason, provided the correct procedure is followed.

Under the new reforms, Section 21 “no-fault” evictions are set to be abolished, meaning landlords will instead need to rely on statutory grounds for possession.

From a legal perspective, this is significant. It is likely to increase reliance on the courts, with more cases proceeding under Section 8 grounds, where landlords must justify why they are seeking possession.

👉 Commercial awareness point: This could place additional pressure on the already stretched county court system and increase demand for litigation services.

Moving Away from Fixed-Term Tenancies

Another key reform is the proposed move away from fixed-term tenancies.

Under the new system, most residential tenancies are expected to become periodic, meaning they roll on without a fixed end date.

For tenants, this offers greater flexibility. For landlords, however, it removes the certainty of a guaranteed rental period.

👉 Commercial awareness point: Less certainty of income could influence how lenders assess risk in buy-to-let mortgages, potentially impacting lending decisions and the wider property market.

Rent Controls and Market Intervention

The reforms also aim to tackle practices seen as unfair in a competitive rental market.

This includes proposals to:

• Ban rent bidding, preventing landlords and agents from encouraging offers above the advertised price

• Limit rent increases to once per year, using a formal notice process

Tenants will also have the ability to challenge increases they believe to be excessive.

👉 Commercial awareness point: This raises a classic legal and economic tension, how do you protect tenants without discouraging investment and reducing housing supply?

Pets and Changing Social Expectations

One of the more widely discussed changes relates to pets.

Tenants will have the right to request a pet, and landlords will not be able to unreasonably refuse. In some cases, landlords may be able to require appropriate insurance to cover potential damage.

This reflects a broader shift in how the law views rented property, not just as an asset, but as a home.

Housing Standards and Tenant Protection

The reforms also focus on improving housing conditions.

There are proposals to extend standards such as the Decent Homes Standard to the private rented sector, alongside wider efforts to strengthen tenant protections.

You may also hear reference to “Awaab’s Law”, which currently applies in the social housing context and is expected to influence future standards in the private sector.

👉 Commercial awareness point: This reflects a move away from a “buyer beware” approach towards a more regulated, consumer-focused housing market.

Why This Matters for Your Career

You might be thinking: “This is interesting Hayley, but I don't want to be a housing lawyer…”

Here’s the reality: commercial awareness isn’t about memorising legal rules. It’s about understanding how legal change impacts the real world.

The Renters’ Rights Act has implications across multiple areas:

• Litigation: Increased reliance on statutory possession grounds

• Banking & Finance: Changing risk profiles for property-backed lending

• Real Estate: Impact on landlords, developers, and investment models

• Public Policy: Links between housing, stability, and the wider economy

If you can explain why a change in tenancy law matters to a bank, a developer, or a court system, you’re already thinking like a lawyer.

How to Practise Talking About This

Understanding legal change is one thing. Explaining it clearly and confidently is another.

That’s where practical training comes in.

At Speed Mooting, we focus on helping you turn knowledge into real advocacy skills- whether through competitions, workshops, or our Legal Skills Academy, where you can practise your commercial awareness, refine your legal arguments, and build the confidence you need for those high-stakes interviews.

Final Thought

The Renters’ Rights Act isn’t just a housing reform, it’s a case study in how law, policy, and economics intersect.

And that’s exactly the kind of thinking that will set you apart.