The Renters Rights Bill is making its way through Parliament and is now expected to receive Royal Assent before the summer recess in July 2025. This landmark legislation will reshape renters’ rights and landlord responsibilities across England’s private rental sector.
The aim? A fairer, more secure rental system. But while the Bill has been celebrated by tenant groups, landlords and agents are voicing concerns — from legal delays to unintended market consequences.
Here’s a current update to what’s really changing, and what it means for everyone in the rental market.
Quick Summary
- Section 21 “no-fault” evictions are being abolished, giving tenants stronger legal protection.
- All tenancies will become periodic, allowing tenants to give two months’ notice at any time.
- Rent increases will be limited, and rental bidding wars will be banned.
- Private rental standards are being raised, with new legal duties on damp, mould and disrepair.
- Tenants can request to keep pets, and landlords must provide a valid reason to refuse.
What Is the Renters Rights Bill?
- Wide-ranging legislation to reform tenancy laws in England.
- Introduces new protections for tenants and tighter processes for landlords.
- Applies to almost all private renters and landlords.
- Part of the government’s long-term housing reform agenda.
- Main features:
- Abolishes Section 21
- Reforms Section 8 possession grounds
- Converts all tenancies to periodic agreements
- Introduces rent regulation measures
- Extends the Decent Homes Standard to private rentals
- Grants tenants the right to request a pet
- Expected to take effect between October 2025 and January 2026.
How Will the End of Section 21 Affect Renters and Landlords?
- Section 21 “no-fault” evictions will be scrapped.
- Landlords must rely on Section 8 and provide legal grounds for eviction, such as:
- Rent arrears
- Breach of contract
- Selling the property
- Moving in themselves or for close family
- Notices issued before the law change will remain valid.
- Likely impacts:
- Smaller landlords may exit the market
- Court delays may increase due to more legal disputes
- Stricter tenant screening processes
- Ongoing concerns about how quickly courts can adapt.
Why Are Tenancies Becoming Periodic — and What Are the Implications?
- All tenancies will become rolling periodic agreements.
- Tenants can:
- Leave at any time with two months’ notice
- Avoid long-term contracts
- Landlords can only end the tenancy with valid Section 8 grounds.
- Likely consequences:
- Increased tenant turnover and less income stability for landlords
- Possible shift towards short-term or serviced accommodation
- Potential reduction in property upgrades in high-churn areas
What New Possession Grounds Will Landlords Have?
- Landlords will gain new legal grounds to reclaim their property:
- Selling the property
- Moving in (or housing close family)
- Restrictions:
- These grounds cannot be used within the first 12 months of a tenancy
- Misuse could result in legal penalties or letting bans
- Risk:
- May discourage long-term rentals in high-demand locations
What Will the Renters Rights Bill Do About Rent Increases and Bidding Wars?
- Key measures:
- One rent increase per year
- Increases capped at market rate or a pre-agreed amount
- Rental bidding wars banned
- Landlord response:
- Some may raise initial asking rents pre-emptively
- Others may change investment strategies, particularly in high-demand cities
- Expect more rent challenges via the First-tier Tribunal
How Will the Renters Rights Bill Improve Property Standards?
- Applies the Decent Homes Standard to private rentals.
- Introduces Awaab’s Law:
- Requires urgent repair of serious hazards (e.g. mould, damp)
- Mandates minimum quality standards
- Enforcement issues:
- Councils may lack capacity to act quickly
- Tenants may struggle to escalate complaints
- Landlords face increased responsibilities and penalties
Will Tenants Really Have the Right to Keep Pets?
- Tenants will be able to request permission for pets.
- Landlords must:
- Provide a valid reason to refuse
- May require tenants to hold pet insurance
- Possible challenges:
- Higher rents for pet-friendly homes
- Reluctance from landlords despite protections
- Limited availability of suitable properties
What Are the Next Steps for the Renters Rights Bill?
- Bill is expected to receive Royal Assent by July 2025.
- Timeline:
- Implementation to begin October 2025
- Most reforms in force by January 2026
- Secondary legislation expected later in 2025
Final Thoughts on Renters’ Rights
- The Renters Rights Bill is a major reform aiming for a fairer rental system.
- If successful, it could improve tenant protections and raise standards.
- But challenges remain:
- Courts and councils must be properly funded
- Landlords may need support adapting to new rules
- The rental sector must avoid simply shifting pressure from one side to the other
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