The Renters Rights Bill is currently progressing through Parliament. It will introduce significant changes to the private rented sector in England. Below is an overview of the proposed changes and their implications.
Please remember that before the Bill becomes law, it will continue to be subject to parliamentary review. For the most up-to-date information, please see the Guide to the Renters’ Rights Bill - GOV.UK. The Bill is expected to become law later in 2025, with the new provisions being implemented throughout 2026 and into 2027.
Overview of proposed changes
Removal of 'no-fault' evictions (Section 21):
- Current system: landlords can evict tenants without providing a reason using what is called a Section 21 notice
- Proposed change: Section 21 evictions will no longer be possible. All tenancies will become periodic tenancies. Landlords will only be able to evict tenants for specific, legally defined reasons, such as rent arrears or anti-social behaviour
- Implications: tenants are provided with greater security and stability. Landlords will need to ensure that any eviction is based on legitimate grounds and follow the prescribed legal procedures
Rent increase regulations:
- Current system: rent increases can occur multiple times within a year
- Proposed change: rent increases will be limited to once per year. Tenants can challenge excessive rent hikes through an independent tribunal
- Implications: landlords will still be able to increase rents to market prices. They should plan rent reviews carefully and ensure that any increases comply with the new regulations
Advance rent payment cap:
- Current system: landlords may request several months' rent upfront
- Proposed change: The Bill proposes capping advance rent payments to one month, aiming to reduce financial barriers for tenants
- Implications: landlords may need to adjust their rental agreements
Renting with pets:
- Current system: some landlords impose ‘blanket bans’ on renting to tenants who have pets
- Proposed change: tenants will have the right to request keeping a pet. Landlords must consider these requests and cannot unreasonably refuse
- Implications: landlords can require tenants to pay for pet insurance to cover potential damages. Careful consideration is needed for properties where pets are restricted in the headlease or in Houses in Multiple Occupation (HMOs)
Protection against discrimination:
- Current system: some landlords refuse to rent to tenants with children or those receiving benefits
- Proposed change: it will be illegal for landlords and agents to have blanket bans on renting to tenants with children or those receiving benefits
- Implications: everyone is treated fairly when looking for a place to live. Landlords should review their tenant selection criteria to ensure compliance with these anti-discrimination laws
Introduction of a Landlord Ombudsman:
- Current system: dispute resolution often requires lengthy private legal action
- Proposed change: a mandatory Private Rented Sector Landlord Ombudsman will be established to handle complaints from tenants, providing free and impartial resolutions
- Implications: landlords will be required to join the Ombudsman service, with membership fees to be determined. Non-compliance could result in civil penalties, fines, or criminal prosecution
Enforcement and penalties:
- Current system: enforcement of housing standards is undertaken by the Housing Standards Team in accordance with legislation, guidance, and the council’s enforcement policy
- Proposed change: a private rented sector database will be created, and landlords will need to register all of their properties on it. Local councils will get enhanced powers to enforce housing standards, including issuing higher civil penalties for non-compliance
- Implications: the database will help landlords understand their legal obligations and demonstrate compliance. It will provide better information to tenants to make informed decisions. Landlords will need to ensure all their properties are appropriately registered. Properties must be safe and in good order, complying with the Decent Homes Standard to avoid potential penalties
Implementation timeline:
- Staged rollout: the reforms will be implemented in several stages, with at least six months' notice before the first stage. It is likely that the removal of 'no-fault' evictions (Section 21) will be the first change to take place
- Implications: landlords should stay informed about the implementation schedule and prepare for the changes well in advance
How you can prepare - be ready for the law changing
To prepare for the change in law we recommend doing the following:
- Review tenancy agreements: when the law changes, update contracts to reflect the new rules, particularly around rent increases, advance rent payments, and evictions
- Plan for rent reviews: to avoid disputes, ensure your rent review process complies with the new regulations
- Ready to register: be prepared to register your properties online. You will likely need to do this before you grant a new tenancy
- Check property standards: keep your rented properties safe and in good order to meet the new standards and avoid being fined
- Keep up to date by reading the Guide to the Renters’ Rights Bill - GOV.UK