The Renters’ Rights Bill is poised to bring significant changes to the private rented sector in England, marking one of the most comprehensive reforms in recent history. As the Bill progresses through its final stages, it is expected to receive Royal Assent by late 2025 and become law in early 2026, at which point it will be known as the Renters’ Rights Act.
The Renter’s Rights Bill key reforms and changes
- Abolition of fixed-term tenancies and Section 21 evictions
The Bill will abolish fixed-term assured tenancies, transitioning all tenancy agreements to a periodic status. This change allows tenants the flexibility to remain in their homes until they choose to end the tenancy by giving two months’ notice. The abolition of Section 21 evictions, also known as ‘no fault’ evictions, will mean that eviction will only be possible under Section 8, which requires landlords to prove a legal reason i.e. one of the relevant ‘grounds’ for possession. - Mandatory landlord registration
Landlord registration will become mandatory, improving transparency and ensuring that all landlords are accountable and compliant with the new regulations. - Restrictions on rent in advance
To reduce financial pressure on tenants, the Bill will limit advance rent payments to one month. This aims to prevent landlords from demanding large sums up front that many tenants cannot afford. - Prohibition of rental bidding
To prevent unfair competition among renters, the Bill will make it illegal for landlords and agents to accept offers above the advertised rent. This measure aims to level the playing field for tenants and curb exploitative practices in the private rented sector. - Strengthened tenant rights and protections
Tenants will gain enhanced rights under the Bill, including the ability to request pets in their homes, which landlords cannot unreasonably refuse. Landlords may require pet insurance to cover potential damages. Furthermore, the Bill introduces new protections for tenants who temporarily fall into rent arrears, increasing the mandatory threshold for eviction from two to three months’ arrears and extending the notice period from two weeks to four. - Private rented sector landlord ombudsman
A new ombudsman service will be established, requiring all private landlords in England to join. This service will provide tenants with a free platform to address grievances and seek resolutions, while also offering guidance to landlords. - Application of Awaab’s Law and the Decent Homes Standard
The Bill extends these standards to the private rented sector, setting clear expectations for landlords to address serious hazards in a timely manner, thereby improving the quality of housing.
Implementation and enforcement of the Renters’ Rights Bill
The Government plans to publish guidance for both landlords and tenants before the new rules take effect in early 2026. Local councils will receive enhanced powers to investigate and enforce compliance, with penalties for non-compliance ranging from civil fines to criminal prosecution.
Conclusion
The Renters Rights Bill represents a transformative shift towards a fairer and more secure rental system for tenants in England while ensuring landlords can still manage their properties effectively.
As the Bill moves closer to becoming law, both landlords and tenants should prepare for the upcoming changes to tenancy agreements and seek guidance to ensure they can navigate the new legal framework. If you have any concerns or queries, please get in touch with our Property Litigation team.
