The government’s Renters’ Rights Bill is set to introduce some of the most significant changes to the rental sector in decades. Due to be introduced this autumn, it promises to shake up tenancy rules, property standards, and landlord obligations.
If you’ve been following rental reform news for a while, you might remember the Renters (Reform) Bill, proposed by the previous government in 2023. That earlier Bill didn’t pass before Parliament was dissolved. The new Renters’ Rights Bill from the current Labour government builds on some of the same ideas – such as ending Section 21 “no fault” evictions – but also includes additional measures and changes to how the reforms would be introduced.
We’re not here to promote it or criticise it, just to set out the key facts so you know what’s coming and how it could affect you.
Why the Bill is Being Introduced
The government says the aim of the Bill is to make renting fairer, safer, and more secure, while keeping things workable for responsible landlords.
The main drivers behind the reforms include:
- Section 21 evictions: These “no fault” evictions allow landlords to end a tenancy without giving a reason. Critics say this creates insecurity and stops tenants from challenging poor conditions.
- Housing quality concerns: Some renters live in poor-quality homes where they fear eviction if they complain.
- Complex tenancy rules: The current mix of tenancy types and legal processes can be confusing for both landlords and tenants.
Key Changes at a Glance
The Bill covers a lot of ground, which you can explore via the Government website (linked to above). Here are the headlines:
- Abolition of Section 21 evictions: All tenancies will move to a single, periodic tenancy type.
- Tighter rules on rent increases: Limited to once a year, with tenants able to challenge increases above market rate.
- New landlord database: All landlords will need to register their properties.
- Mandatory landlord ombudsman: Free for tenants to use for complaints, with binding decisions.
- Improved property standards: Including the Decent Homes Standard and “Awaab’s Law” (which comes into force from 27th October 2025) on tackling serious hazards quickly.
- Ban on rental bidding: Landlords and agents must advertise a set rent and cannot accept higher offers.
- No discrimination against families or people on benefits.
- Greater rights for tenants to keep pets: With landlords able to require pet damage insurance.
What The Renters’ Rights Bill Means for Tenants
If the Bill passes as planned, the intention is for tenants to see:
- More security: You’ll only be asked to leave if your landlord has a legal reason, such as selling the property, moving in, or serious rent arrears.
- Longer notice in some cases: For example, four months’ notice if the landlord wants to sell or move in.
- Protection from ‘backdoor evictions’: Landlords won’t be able to use large rent increases to force you out.
- Stronger property standards: Your home must meet the Decent Homes Standard, and hazards such as damp and mould will need to be fixed within set timeframes.
- More rights around pets: You can request permission to have a pet, and landlords must have a reasonable reason to say no.
What The Bill Means for Landlords
For landlords, the changes are significant:
- No more Section 21 notices: All evictions will need to go through specific legal grounds.
- Grounds for possession updated: Including stronger rights to reclaim a property to sell or move in, and new protections for tackling anti-social behaviour.
- Extra compliance requirements: You’ll need to be on the landlord database, meet the Decent Homes Standard, and act within Awaab’s Law timeframes for repairs.
- Changes to rent increases: Only once a year, via a formal Section 13 notice, with tenants able to challenge above-market increases.
- Mandatory ombudsman membership: With binding decisions if a complaint is upheld.
- Higher penalties for non-compliance: Fines of up to £40,000 for serious or repeat breaches.
- Ability to require pet damage insurance – If a tenant requests to keep a pet, you can ask them to take out insurance to cover any potential damage.
Timescales and Next Steps
The government plans to bring in the changes in one stage. This means that from a set implementation date (yet to be confirmed), all existing tenancies will automatically switch to the new system.
The Bill is still going through Parliament, so some details may change before it becomes law. Once the final version is confirmed, landlords will need to act quickly to make sure they’re compliant from day one.
A note on naming: This is the Renters’ Rights Bill, introduced by the current Labour government in September 2024. It replaces the previous Renters (Reform) Bill from 2023, which did not pass before Parliament was dissolved.
Where to Find Out More
You can read the full government guide to the Renters’ Reform Bill on the GOV.UK website.
Landlords, now is a good time to review your properties, tenancy agreements, and management processes so you’re ready when the changes take effect. If you’d like help understanding what this means for your properties, get in touch. We’re here to keep things running smoothly, whatever new rules come in.