The Renters’ Rights Bill Is Coming – What Landlords Need to Know

The Renters’ Rights Bill is expected to become law after Easter 2025, bringing major changes to the private rented sector. Section 21 evictions will be abolished, and a single system of periodic tenancies will be introduced. This is the most significant shake-up for landlords and tenants since the Housing Act 1988.

While there will be challenges, there are also opportunities to adapt and thrive. In this blog, we break down everything you need to know, with any recent updates to be added.

What is the Renters’ Rights Bill?

The Renters’ Rights Bill aims to improve security and conditions for tenants. The government argues that while most landlords are fair, the private rented sector (PRS) remains the least affordable and most unstable housing option. The bill will eliminate fixed-term tenancies, making all new and existing agreements periodic. Rent increases will be limited to once per year through Section 13 notices, and landlords will no longer be able to evict tenants without a valid reason under Section 21. Instead, they must use Section 8 grounds, which will be expanded to cover more situations where landlords need to reclaim their properties.

Rental bidding wars will be banned, meaning landlords and agents cannot accept offers above the advertised rent. A new landlord ombudsman will be introduced to help resolve disputes fairly, while a PRS database will track compliance and landlord records. The bill will also enforce a Decent Homes Standard, ensuring rental properties meet quality requirements. Additionally, anti-discrimination rules will prevent landlords from rejecting tenants based on benefits or having children.

How Does This Compare to the Renters Reform Bill?

The Renters’ Rights Bill builds on the scrapped Renters Reform Bill, with key additions such as the landlord ombudsman, a private rented sector database, a ban on bidding wars, and stronger enforcement for non-compliance.

When Will the Bill Become Law?

The Renters’ Rights Bill is expected to receive Royal Assent after Easter 2025, with implementation following two to six months later. This means the changes will take effect between July and October 2025.

During the third reading in January 2025, several updates were made. Landlords will be limited to charging no more than one month’s rent in advance. The PRS database will be expanded to include landlords’ and agents’ contact details, past enforcement actions, and eviction history. Restrictions will be placed on student agreements, preventing students from being locked into rental contracts more than six months in advance. Guarantors will also have new protections, ensuring they are not liable for rent if a tenant passes away. Despite calls from campaigners, the government has ruled out rent controls.

What Will Happen to Tenancies?

All fixed-term assured shorthold tenancies (ASTs) will automatically switch to periodic agreements. For example, a three-year tenancy signed in February 2025 will convert into a rolling agreement once the bill is enacted. While this change aims to protect tenants from retaliatory evictions, some industry reports suggest that many renters actually prefer fixed-term contracts.

Impact on Rent Increases

Currently, landlords can raise rents through fixed-term renewals or mutual agreements. Once the bill takes effect, Section 13 will be the only legal method for increasing rent, and increases will be limited to once per year.

Section 21 vs. Section 8

One of the most significant changes is the removal of Section 21 “no-fault” evictions. Landlords will now have to rely on Section 8, which requires a legally valid reason to repossess a property. Letting agents will need to advise landlords on using the correct Section 8 grounds to prevent delays or rejections from the courts.

Other Notable Reforms

Bidding wars will be banned, meaning tenants will no longer be encouraged to offer above the asking price. Under Awaab’s Law, landlords must act on damp and mould issues within strict timeframes. Pet ownership rules will change, requiring landlords to consider pet requests fairly and preventing them from refusing pets without a valid reason. Tenants will gain access to landlord records via the PRS database, allowing them to make informed decisions. The new landlord ombudsman will provide a way to settle disputes outside of court. Additionally, anti-discrimination rules will make it illegal for landlords to impose blanket bans on tenants with children or those receiving benefits.

The Bottom Line for Landlords

The Renters’ Rights Bill will bring major changes to the rental market. While these reforms may seem overwhelming, preparation is key.

If you need support navigating these changes, our team can help with automated contract updates to ensure agreements comply with the new periodic tenancy rules. We also offer rent protection and legal expenses insurance to help landlords mitigate the risks of rent arrears and long eviction processes. Additionally, we provide guidance on Section 13 notices to ensure rent increases are managed efficiently and legally.

Stay ahead of the changes-get in touch with us today to future-proof your assets!

Contact us:

mark@daviesdavies.co.uk – Sales Director (contact for sales, lettings and new homes)

katrina@daviesdavies.co.uk – Director of Property & Block Management (contact for property and block management)

Davies & Davies Estate Agents, 85 Stroud Green Road, London, N4 3EG

Article & images by Barefaced Studios

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