The Renters’ Rights Bill is currently progressing through Parliament and is expected to receive Royal Assent in September 2025, after the summer recess. This landmark legislation is set to reshape renters’ rights and landlord responsibilities throughout England’s private rental sector.
The aim? A fairer, more secure rental system. While the Bill has been welcomed by tenant groups, landlords and agents have raised concerns ranging from possible legal complexities to unintended impacts on the rental market.
The Bill may still undergo further amendments prior to final approval, which requires agreement from both the Commons and the Lords. This process is scheduled to continue from 8th September 2025, when the legislation may move between the two chambers as details are finalised.
Here’s the latest update on what’s really changing, and what it means for everyone in the rental market.
Quick Summary
- Section 21 “no-fault” evictions abolished, replaced with new possession grounds.
- All tenancies to become periodic, giving tenants the right to leave with two months’ notice.
- Rent increases capped at once per year, with rental bidding wars banned.
- Higher property standards, with new legal duties on damp, mould and disrepair.
- Pets permitted on request, with landlords able to charge a pet damage deposit (up to three weeks’ rent).
- Student housing: purpose-built blocks exempt; shared HMOs covered by new rules.
- Advance rent capped at one month.
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 late 2025 and early 2026.
How Will the End of Section 21 Affect Renters and Landlords?
At the heart of the Bill is the scrapping of Section 21, often called the “no-fault” eviction. This currently allows landlords to end a tenancy without giving a reason, provided the correct notice is served.
Once this is abolished, landlords will only be able to evict tenants through Section 8, which requires them to give a specific, legal reason. These reasons (called “grounds for possession”) include:
- Rent arrears (tenant consistently not paying rent).
- Breach of contract (such as causing damage or breaking tenancy terms).
- Selling the property.
- Moving into the property themselves or for a close family member.
Section 4A introduces an important new rule for landlords of houses in multiple occupation (HMOs) rented to full-time students. It allows landlords to regain possession so they can relet the property to new student tenants. Crucially, landlords and agents must give tenants written notice before the tenancy starts that this ground may be used.
Any notices already issued under the current Section 21 rules will remain valid once the new law takes effect.
What this could mean in practice:
- Some smaller landlords may decide to leave the market if they feel eviction is too difficult.
- Court delays may grow, since every eviction will now require legal grounds, and judges will need to review more cases.
- Tenant checks may become stricter, as landlords try to reduce risk at the start of a tenancy.
- There are still big questions about whether the court system will be able to handle the extra workload quickly enough.
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)
- Student housing: shared HMOs may use new grounds if tenants were informed at the start
- 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 request a refundable pet damage deposit (up to three weeks’ rent) instead of 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?
- 8 September 2025: Ping‑pong phase begins – Commons and Lords reconcile final amendments.
- Mid‑September 2025: Royal Assent expected – Bill officially becomes law.
- Early 2026: Key reforms take effect (end of Section 21, periodic tenancies, updated possession grounds).
- Through 2026 and beyond: Phased rollouts of PRS Ombudsman, landlord database, and Decent Homes Standard updates.
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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