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Renters Rights Bill:
Note: As of May 2025, the Renters’ (Reform) Bill (sometimes informally called the “Renters’ Rights Bill”) is still progressing through Parliament and has not yet become law. The measures described will take effect only after Royal Assent and a phased implementation period.
Landlords, you might be scratching your heads over the Renters Reform Bill. This new law promises big changes for how landlords and tenants operate in England. Our guide will help break it all down, plain and simple.
Keep reading if you want to know exactly how the Renters Reform bill will affect you as a landlord and what you can do about it.
Table of Contents
Understanding the Renters' Rights Bill
The Renters' Rights Bill shakes up how landlords and tenants interact, aiming for fairness. Landlords must adapt quickly to stay compliant and protect their investments.
Objectives and Impact for Landlords
Landlords will face stricter rules. Removing no-fault evictions, like Section 21 Notices, gives renters more security. This change means landlords must rely on valid legal reasons to reclaim their property.
Local councils can enforce penalties of up to £40,000 for repeat violations, making compliance essential. Discrimination against families or benefit recipients is banned, broadening tenant pools.
New housing quality laws like Awaab’s Law demand prompt repairs to issues such as damp and mould. Failing this could lead to fines or rent repayment orders.
It reduces risks tied to new tenancy reforms while ensuring properties stay compliant with updated standards.
Jones & Quinn’s Guaranteed Rent Service helps landlords meet these new challenges by offering steady monthly income without needing to manage tenancies directly.
Scope and Application in England
The Renters’ Rights Bill applies to all private rented properties in England. It impacts assured tenancies, converting existing fixed-term tenancies into periodic ones. From the implementation date, all landlords must comply with these new systems.
Rent increases now require a Section 13 Notice. This can only be done once every 12 months with at least two months' notice. Tenants have the right to challenge unfair rent hikes through the First-tier Tribunal.
Landlords cannot backdate any increases, ensuring fair practices for tenants across England's private rented sector.
Significant Amendments in the Renters' Rights Bill
The Renters' Rights Bill brings big changes for landlords. These updates can reshape how you handle tenants, rents, and evictions.
Ending Section 21 “no-fault” Evictions
The Renters’ (Reform) Bill will abolish Section 21 “no-fault” evictions, meaning that once the law takes effect, landlords will no longer be able to evict tenants without providing a valid legal reason.
Section 21 remains in force until the Bill is passed and enacted. The government has committed to a phased implementation — the new rules will apply to new tenancies at least six months after Royal Assent, and to existing tenancies twelve months after that.
Landlords will instead rely on updated Section 8 grounds. For instance, if you intend to move back into the property, you must give tenants four months’ notice, and this ground cannot be used within the first 6–12 months of the tenancy depending on final implementation details.
These reforms aim to strengthen tenant security while preserving landlords’ ability to recover properties for legitimate reasons.
Jones & Quinn’s Guaranteed Rent Service offers landlords stability during this transition by removing uncertainty and securing consistent income under the upcoming stricter rules.
Establishing Periodic Tenancies
The Renters’ (Reform) Bill will abolish fixed-term assured shorthold tenancies. All new tenancies will be open-ended periodic agreements, giving tenants greater flexibility while still allowing landlords to end tenancies for valid reasons.
These changes will be introduced in two phases. New tenancies will follow the periodic model from a first implementation date — at least six months after Royal Assent — and existing fixed-term contracts will convert to periodic no sooner than twelve months after that.
Tenants can leave by giving two months’ notice, but cannot do so in the first four months of a tenancy. Landlords, meanwhile, must use Section 8 grounds for possession if they want to end the tenancy.
Some tenancies will be exempt from these rules — for example, purpose-built student accommodation that adheres to a government-approved code of practice.
Landlords should prepare to revise tenancy agreements to reflect this change. Jones & Quinn’s Guaranteed Rent Service provides a compliant, hands-off option for navigating this transition with confidence and stable income.
Regulation of Rent Increases
The Renters’ (Reform) Bill will introduce tighter controls on rent increases. Landlords will only be able to raise rent once per year, and must do so through a formal Section 13 Notice with at least two months’ notice.
Clauses in tenancy agreements that automatically increase rent (e.g. annual uplifts) will no longer be valid — all increases must go through the Section 13 process.
Tenants can challenge a proposed increase if they believe it exceeds the local market rate. In such cases, the First-tier Tribunal (Property Chamber) will determine a fair rent. Crucially, the tribunal cannot raise the rent above the amount proposed by the landlord, meaning tenants aren’t penalised for appealing.
These measures prevent hidden or excessive rent hikes while ensuring landlords retain the ability to adjust rents in line with the market.
Prohibiting Rental Bidding Wars
Rental bidding wars will no longer be allowed under the Renters' Rights Bill. A landlord cannot request offers higher than the advertised rent to secure a tenant. This change promotes fairness and stops tenants from being priced out of homes they can afford.
Charging more than one month's rent upfront is also banned. Landlords must stick to this limit, ensuring transparency for renters. For students, rental agreements can only be arranged six months in advance.
This protects both students and their guarantors from undue pressure during tenancy searches.
Lifting Restrictions on Tenants with Pets or Benefits
Under the Renters’ (Reform) Bill, landlords will be prohibited from refusing tenants solely because they receive benefits such as Universal Credit or Housing Benefit. Blanket “No DSS” or “No children” policies will be unlawful. Landlords and letting agents must assess each application individually and cannot discriminate in listings, screenings, or agreements.
Additionally, tenants will have a new right to request to keep a pet. Landlords must not unreasonably refuse these requests, and they will have 28 days to respond. If they do not reply, consent is assumed. To manage risk, landlords may require tenants to obtain pet damage insurance, but they cannot charge extra fees or deposits.
These reforms aim to make renting fairer and more inclusive — especially for families, low-income tenants, and responsible pet owners.
Legal Grounds for Possession Post-Bill
Once Section 21 is abolished, landlords will need to use Section 8 of the Housing Act 1988 to regain possession. The Renters’ (Reform) Bill expands and strengthens these legal grounds so landlords can still recover properties in legitimate scenarios.
New and updated mandatory grounds include:
Sale of property: Landlords can serve notice if they intend to sell. A four-month notice period will apply, and they must not re-let the property for 12 months after eviction.
Moving in: Landlords (or close family members) may reclaim a property for personal use, also with four months’ notice and a 12-month re-let ban.
Serious rent arrears: The existing rule requiring two months of unpaid rent at both notice and hearing remains. In addition, landlords can evict if the tenant has been in serious rent arrears three times in the past three years, even if arrears are cleared before the hearing.
Antisocial behaviour: Broader grounds will allow landlords to act more quickly against tenants engaging in antisocial behaviour like harassment, criminal activity, or persistent nuisance.
Other Section 8 grounds — including breach of contract, property damage, or end of employment-linked housing — remain available. Landlords must provide clear evidence and follow proper notice periods, which vary by ground.
These reforms aim to balance tenant security with landlords’ ability to manage their properties effectively.
Conditional Reasons for Tenant Eviction
Landlords may evict tenants under specific conditions outlined in the Renters’ Rights Bill. These reasons require proper evidence and adherence to legal rules.
Tenants breaching their tenancy agreement terms can be grounds for eviction. This includes damaging property or violating agreed rules, such as subletting without permission.
Persistent delays in rent payments may lead to eviction action. If arrears continue over several months, a landlord can apply for possession through the court.
Anti-social behaviour by tenants is another valid reason. Examples include loud noise, harassment of neighbours, or illegal activities on the property.
A landlord needing the property for personal use is acceptable in some cases. They must prove they or an immediate family member will live there after the tenant's departure.
Major renovations that cannot happen with tenants remaining may qualify as grounds too. Evidence of planned works and proof it’s impossible with occupiers is necessary.
Situations where a mortgagee requires vacant possession for repossession are included under conditional reasons.
Ending temporary or stepping-stone accommodation agreements is allowed if it aligns with fixed terms like those for supported housing schemes.
Breaches in compliance by the landlord, such as deposit protection failures, must be corrected first before seeking possession orders while still relying on relevant grounds for eviction within this Bill's framework.
Notification Timelines for Evictions
Tenants now have more protection with specific timelines for eviction notices outlined under the Renters' Rights Bill. Landlords must follow these rules strictly to avoid legal issues.
A 4 weeks' notice is mandatory for rent arrears exceeding three months. This applies even if tenants promise late payments.
Antisocial behaviour or tenancy breach requires a minimum of two months’ notice. This includes cases involving illegal activities on the property.
For possession based on special circumstances, a four-month notice period is required in most situations. Examples include landlords moving back into the property or selling it.
Tenants can end their rental agreements with two months' written notice, giving them flexibility without penalty.
Jones & Quinn’s Guaranteed Rent Service simplifies compliance with these new requirements, helping responsible landlords avoid risks while keeping their income secure.
Role of the Private Rented Sector Landlord Ombudsman
The Renters’ (Reform) Bill introduces a new Private Rented Sector Landlord Ombudsman, which all landlords in England will be legally required to join.
This independent body will offer a free, impartial service to resolve tenant complaints about repairs, poor management, or landlord behaviour — without going to court. The Ombudsman can order landlords to apologise, carry out repairs, or pay compensation of up to £25,000 per case.
Membership is mandatory, even for landlords using letting agents. Councils can fine landlords up to £5,000 for failing to join, rising to £30,000 for repeat or serious breaches. If a landlord refuses to comply with the Ombudsman’s decision, they can be expelled from the scheme, and continuing to rent properties at that point could result in further enforcement or a banning order.
By resolving issues early and fairly, the Ombudsman aims to raise standards and protect both landlords and tenants from drawn-out legal disputes.
Introducing the Privately Rented Property Portal
The Renters’ (Reform) Bill will create a new Privately Rented Property Portal — a national landlord register for England. All landlords will be required to register and provide up-to-date information about themselves and their rental properties.
The portal will help local councils monitor compliance with legal duties and allow tenants to verify that a landlord is registered before renting. It also acts as a one-stop resource where landlords can understand and demonstrate compliance with housing laws, safety standards, and repair obligations.
Registration is mandatory, and the government will set a registration fee (exact amount to be confirmed). Letting a property without registering on the portal could result in a civil penalty of up to £5,000, with repeat or serious breaches leading to fines of up to £30,000, or even criminal prosecution in extreme cases.
This reform is designed to increase transparency, protect tenants from rogue landlords, and help responsible landlords stay organised and compliant.
Monitoring and Compliance
Councils will oversee compliance using expanded powers. Financial backing from the New Burdens Doctrine supports their efforts.
Registration with the Privately Rented Property Portal is mandatory. It helps councils monitor adherence and flag issues early on.
Jones & Quinn’s Guaranteed Rent Service can simplify this process by handling legal checks and property management, saving time and reducing stress while ensuring full compliance with new rules.
Implementing the Decent Homes Standard
The Renters’ (Reform) Bill will extend the Decent Homes Standard — already used in social housing — to the private rented sector for the first time. The government will consult on how it will apply and provide landlords with time to comply.
To meet the standard, rental properties will need to:
Be free from serious hazards (e.g. electrical dangers, damp, mould)
Be in a reasonable state of repair
Have modern facilities (such as bathrooms and kitchens)
Provide effective insulation and heating
In addition, “Awaab’s Law” — introduced after the tragic death of Awaab Ishak — will apply to private rentals. This law requires landlords to respond quickly to health hazards like damp and mould. Timeframes for inspection and repair will be set by future regulations.
Landlords who fail to comply with the Decent Homes Standard or delay addressing hazards could face civil penalties of up to £30,000, rent repayment orders, or even prosecution in severe cases.
Jones & Quinn’s Guaranteed Rent Service offers support in staying compliant with property standards while reducing day-to-day management stress.
Responsibilities for Property Upkeep
Landlords in England must now meet stricter rules for property conditions. These changes aim to protect tenants and hold landlords accountable.
Fix serious hazards like damp, mould, or unsafe stairs under Awaab's Law. Ignoring these can lead to fines up to £40,000.
Make sure heating systems work properly during colder months to avoid tenant complaints or legal issues.
Repair broken windows, roofs, or doors promptly to keep the home safe and secure.
Check electrical wiring regularly to prevent fire risks or accidents within rented properties.
Maintain working smoke alarms and carbon monoxide detectors across all living spaces.
Address plumbing issues like blocked drains or leaking taps quickly before they worsen.
Ensure walls, ceilings, and floors are free from cracks or damage that could harm tenants.
Tackle infestations of pests such as mice or cockroaches without delay if reported by tenants.
Keep gardens tidy with trimmed hedges and clear pathways where required in tenancy agreements.
Use services like Jones & Quinn's Guaranteed Rent Service to ease compliance stress while protecting income streams reliably under new laws.
Consequences for Breaching the New Legislation
Breaking these new rules could hit your wallet hard, lead to legal trouble, or even damage your reputation—learn how to stay on the right side of the law.
Penalties and Rent Repayment Orders
Landlords who breach the new rules may face enforcement by local authorities, including:
Rent Repayment Orders (RROs) of up to 24 months’ rent for offences like illegal eviction or unlicensed renting
These penalties aim to drive up standards and ensure consistent accountability across the private rented sector.
Fines and Legal Actions
Landlords may face fines of up to £7,000 for failing to join the Private Rented Sector Landlord Ombudsman. Repeat offences can result in harsher penalties reaching £40,000. Serious violations under Awaab’s Law also carry a maximum fine of £40,000.
Local councils hold expanded powers to enforce these rules. This includes issuing rent repayment orders and taking legal action against landlords who breach compliance standards. Ignoring these responsibilities could lead to court proceedings or even loss of rental licences.
Roles of Regulatory Authorities
Local councils hold greater responsibilities under the Renters' Rights Bill. They receive funding through the New Burdens Doctrine to enforce these changes effectively. Expanded powers allow them to inspect rentals, address tenant complaints, and impose penalties for breaches.
The Private Rented Sector Landlord Ombudsman plays a crucial role here too. This independent body resolves disputes between tenants and landlords. If a landlord fails to meet legal requirements, the ombudsman can demand compensation or corrective action.
These reforms aim to ensure fair treatment in rental agreements across England.
Tips for Landlords Adapting to New Legislation
Change can feel tricky, but staying ahead is key. Jones & Quinn's Guaranteed Rent Service offers a hassle-free option, removing much of the stress tied to these updates.
Updating Lease Agreements
Lease agreements must reflect the changes in the Renters' Rights Bill. Landlords should remove clauses tied to Section 21 "no-fault" evictions, as these are no longer valid. Replace outdated terms with updated eviction rules based on mandatory and discretionary grounds.
Adding pet-friendly clauses is also vital. The bill supports tenants owning pets unless there’s a fair reason not to allow them. Jones & Quinn's Corporate Let Agreements can minimise risks for landlords while aligning with new laws.
A clear record of rent adjustments should be outlined to comply with restrictions on rent increases.
Comprehending the Revised Eviction Rules
Landlords must now use Section 8 Notices instead of the old Section 21 for evictions. Court evidence is required to prove mandatory or discretionary grounds, making the process stricter.
Tenants can also leave agreements with just two months' notice, adding flexibility on their part. Landlords should consider services like Jones & Quinn's Guaranteed Rent Service. It offers stability and removes worries about adhering to these new rules while ensuring prompt payments.
Engaging with the Property Portal
The Property Portal is now essential for landlords in the private rented sector. It acts as a central database, requiring all landlords to register their properties. An annual registration fee applies, adding accountability to the system.
Failing to comply with this can lead to hefty penalties. First offences may cost up to £7,000, while repeat breaches could climb as high as £40,000.
Helping keep things organised and transparent, the portal also monitors property compliance under new legislation like decent homes standards. By registering here, you stay ahead of potential problems and avoid legal trouble.
For those seeking hassle-free letting options during such changes, Jones & Quinn’s Guaranteed Rent Service offers peace of mind with steady income and less red tape!
Meeting the Decent Homes Criteria
Landlords must keep their rentals safe and liveable to meet the Decent Homes Standard (DHS). This includes fixing leaks, ensuring proper heating, and addressing problems like mould or damp.
Awaab’s Law now strengthens these rules for private renters after tragic cases of neglect. Ignoring DHS can cost landlords dearly—fines reach up to £7,000 for minor breaches and shoot to £40,000 for major violations.
Properties should also have updated facilities that work properly. Routine maintenance is key to avoiding penalties. With stricter standards under laws like the Housing Act 1988, partnering with services such as Jones & Quinn's Guaranteed Rent Service may ease compliance stress while securing steady income.
Frequently Asked Questions
Got questions? This section clears common landlord doubts—quick, easy and right to the point.
Implementation Timeline for the Bill
The Renters’ (Reform) Bill is currently progressing through the House of Lords as of May 2025 and has not yet become law. Once passed, the government will roll out the reforms in two phases:
Phase 1: At least 6 months after Royal Assent, the new rules (e.g. periodic tenancies, Section 21 abolition) will apply to new tenancies only.
Phase 2: 12 months after Phase 1, the rules will apply to existing tenancies as well. This staggered approach gives landlords time to prepare and adjust.
Additional schemes like the Ombudsman and Property Portal will be launched with their own compliance dates, communicated in advance by the government.
Impact on Current Rental Agreements
Fixed-term tenancies will switch to periodic ones once the bill takes effect. Landlords must adapt to this shift, as tenants gain flexibility and can end agreements with just two months' notice.
All private tenancy contracts, old or new, fall under these changes.
Failure to follow the regulations could lead to fines or rent repayment orders. Staying informed and compliant is crucial for landlords.
Eviction Protocols for Non-payment
Landlords must now give a 4-week notice for rent arrears over three months. The law requires solid evidence in court to support eviction cases. Without it, claims may fail quickly.
Rent Repayment Orders (RROs) have doubled, allowing tenants to recover up to 24 months of rent if landlords breach rules.
To minimise risks, some landlords choose services like Jones & Quinn’s Guaranteed Rent Service. This option provides steady income without the stress of non-payment disputes or lengthy legal battles.
It also helps landlords comply with stricter protocols under the new legislation.
Policies on Tenant Pet Ownership
Tenants can now ask to keep pets. Landlords must fairly consider these requests. Outright refusals without good reasons may violate renter rights. Discrimination against tenants who request pets is forbidden under the Renters' Rights Bill.
This change aims to make renting fairer for pet owners. Concerns about property damage can be addressed through higher pet deposits or agreements, allowed within legal limits.
Conclusion
The Renters Rights Bill shakes up the renting game. Landlords must adapt quickly to stay compliant and avoid penalties. While changes may feel overwhelming, Jones & Quinn’s Guaranteed Rent Service can ease the burden.
It offers stable income and removes much of the hassle tied to new rules. Staying informed and prepared makes all the difference.
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