Renters’ Rights Bill – What Do Landlords Need to Know?
The Renters’ Rights Bill is on the brink of becoming law, and for landlords in England, it represents the most significant overhaul of rental legislation in decades. From the long-anticipated ban on Section 21 evictions to new rules on rent increases, property standards, and tenant protections, the reforms are designed to “rebalance the relationship” between landlords and tenants.
But what does this really mean for landlords, and how can you prepare? Let’s break down the essentials.
What is the Renters’ Rights Bill?
The Renters’ Rights Bill is the Labour government’s flagship housing reform, delivering on its manifesto pledge to transform the private rented sector.
The bill introduces sweeping changes, including:
- Ending Section 21 evictions (no-fault evictions)
- Replacing fixed-term tenancies with periodic tenancies
- Stronger housing standards through extensions of the Decent Homes Standard and Awaab’s Law
- New rights for tenants including the ability to keep pets and protections against discrimination
- A regulatory framework with a landlord ombudsman, a private rented sector database, and tougher enforcement
Once enacted, the legislation will apply to all new and existing tenancies in England. Scotland, Wales, and Northern Ireland operate under separate rental systems.
What’s Included in the Bill?
Here’s a closer look at the 12 headline measures:
1. Ban on Section 21 evictions
Landlords will no longer be able to evict tenants without a legal reason. Instead, they’ll need to use Section 8 grounds for possession, which are being updated to include situations such as selling the property or moving in.
Key change: Tenants will have 12 months of security from the start of a tenancy (unless they breach the agreement). After that, landlords regaining possession must give four months’ notice.
2. Periodic tenancies replace fixed terms
All tenancies will automatically be periodic, with no fixed end date. Tenants can leave with two months’ notice, while landlords can seek possession only via Section 8 grounds.
3. A landlord ombudsman
All landlords (including those using agents) must join a Private Rented Sector Ombudsman. Tenants can escalate complaints to the ombudsman, which can issue binding rulings, order repairs, or award compensation.
4. Awaab’s Law extended
Following the tragic death of toddler Awaab Ishak from mould exposure in social housing, the law requiring landlords to fix hazards like damp and mould within strict deadlines will now apply to private rentals too.
5. Decent Homes Standard applied to private rentals
Private landlords must meet the same minimum standards as social landlords. Local councils will have stronger enforcement powers to act against substandard homes.
6. Limits on rent increases
Rent can only be increased once per year, using the Section 13 process, with two months’ notice. Tenants can challenge rises they believe exceed local market rates.
7. Private Rented Sector Database
Landlords must register themselves and their properties on a national database. This will increase transparency for tenants and improve local authority oversight.
8. Tenants’ right to keep pets
Landlords cannot unreasonably refuse a tenant’s request to keep a pet. Full guidance will be published, but disputes may be referred to the ombudsman.
9. Ban on rental bidding wars
Properties must be advertised with a clear asking rent, and landlords or agents will be prohibited from soliciting offers above that figure.
10. End to blanket bans on benefits and children
“No DSS” or similar discrimination will be banned. Landlords can still assess affordability, but rejecting tenants solely for being on benefits or having children will be unlawful.
11. Strengthened local enforcement
Councils will gain powers to demand landlord information, enter properties, and issue significant fines. Penalties range from £7,000 for minor breaches to £40,000 or prosecution for serious or repeat offences.
12. Expanded Rent Repayment Orders (RROs)
RROs will cover more offences, allow tenants to claim up to 24 months’ rent, and apply to company directors as well as landlords.
Timeline – When Will It Become Law?
- October 2024 – January 2025: Passed through the House of Commons
- January – July 2025: Progressed through House of Lords stages
- September 2025: Entered “ping-pong” stage, where MPs and Lords debate amendments
- October–November 2025 (expected): Royal Assent, becoming the Renters’ Rights Act
- Spring–Autumn 2026: Most measures expected to take effect, after the government publishes detailed regulations and commencement dates
This gives landlords around 6–12 months to prepare.
House of Lords Amendments
Some of the amendments under consideration include:
- Allowing landlords to take a pet deposit of up to three weeks’ rent
- Reducing restrictions on Ground 1a repossessions (from 12 months to six months before reletting)
- Extending Ground 4a (student landlord repossession grounds) to all student tenancies
Whether these remain in the final Act depends on negotiations between the Commons and Lords.
How Could the Reforms Impact Landlords?
More security for tenants, less flexibility for landlords
The end of Section 21 removes a flexible exit route. Landlords will need to rely on updated Section 8 grounds, which may require court action if contested.
Potential for longer tenancies
With all contracts moving to periodic tenancies, landlords may benefit from longer stays and fewer costly void periods.
Higher compliance costs
Meeting the Decent Homes Standard, responding to Awaab’s Law deadlines, and joining the landlord database will require investment of both time and money.
Market uncertainty
Some landlords may decide to sell, reducing rental supply. At the same time, reforms could increase tenant demand by making renting more attractive.
Stricter enforcement
With fines of up to £40,000, landlords who fail to adapt could face serious financial and legal risks.
3 Ways Landlords Can Prepare
- Familiarise yourself with the bill
Take time to read the legislation and government guidance. Understanding your obligations now will reduce the risk of non-compliance later. - Review tenancy agreements
Update templates to reflect the move to periodic tenancies and the new rules around pets, rent increases, and tenant rights. Consult a tenancy law expert if needed. - Assess your property standards
Inspect your portfolio for issues like damp, mould, or hazards. Upgrade homes to meet the Decent Homes Standard ahead of time.
Additionally, stay updated with guidance from the government and landlord associations as the Bill progresses.
The Bigger Picture
The government argues the Renters’ Rights Bill will rebalance renting by protecting tenants from unfair practices and raising housing standards. Former Deputy PM Angela Rayner described it as an effort to stop “unscrupulous landlords” exploiting the housing crisis.
For landlords, the challenge will be adapting to a more regulated, tenant-focused environment. Those who maintain good property standards and fair practices may find little changes in practice. But for landlords reliant on Section 21 or outdated tenancy models, the reforms will require significant adjustment.
Final Thoughts
The Renters’ Rights Bill is a landmark reform that will reshape the rental market. While it brings more red tape, it also offers an opportunity for professional, responsible landlords to stand out in a sector where tenant trust has often been low.
By preparing early—reviewing agreements, improving property standards, and staying informed—landlords can ensure they remain compliant and competitive in a rapidly changing market.
The message is clear: landlords need to get ready now. The clock is ticking, and when the Renters’ Rights Act takes effect in 2026, those who’ve prepared will be the ones best placed to thrive.
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