The Renters’ Rights Bill is one of the most significant housing reforms in recent years, set to reshape the private rental sector across England. With around 11 million private renters relying on rented accommodation, the Bill is designed to give tenants stronger rights, improve housing standards, and prevent unfair practices (gov.uk, 2025).
For landlords, this means big changes in how properties are let and managed. From the end of “no-fault” evictions to stricter rent increase rules and higher compliance standards, the Bill introduces new responsibilities that could feel overwhelming without the right support.
That’s where we come in. As letting agents, we help landlords stay compliant, adapt to new regulations, and protect their investments, while also ensuring tenants receive the fair and transparent service the law demands. In this article, we’ll break down exactly what the Renters’ Rights Bill means and how we can support you through the transition.
Purpose of the bill?
Why Rental Reform Is Needed
The private rental sector has grown rapidly in recent decades, with millions of households now relying on rented accommodation. Yet many renters face challenges such as insecure tenancies, unpredictable rent increases, and poor housing conditions. The Renters’ Rights Bill was introduced to tackle these problems head-on, creating a fairer balance between tenants and landlords while modernising rental laws.
Issues the Bill Aims to Address
The Bill seeks to:
- End unfair “no-fault” evictions, giving tenants more stability.
- Improve housing standards by extending the Decent Homes Standard to private rentals.
- Prevent exploitative practices, such as excessive rent in advance or rent bidding wars.
- Ensure disputes can be resolved more fairly through an Ombudsman service.
- Strengthen enforcement so that bad landlords face meaningful penalties.
Who the Bill Applies To
The Renters’ Rights Bill applies across the entire rental market in England, covering:
- Tenants – gaining stronger rights and protections.
- Landlords – facing new compliance obligations, penalties for breaches, and the requirement to join a landlord register.
- Letting agents – adapting business models, managing compliance for clients, and helping landlords navigate the changes.
Key Changes in the renters rights bill
Ending “No-Fault” Evictions (Section 21)
One of the most significant changes in the Renters’ Rights Bill is the abolition of Section 21 evictions, also known as “no-fault” evictions. Under the current system, landlords can serve a Section 21 notice and remove tenants without needing to provide a reason, once the fixed term has ended.
The new law will put an end to this practice. Instead, landlords will only be able to regain possession of their property by using Section 8, which requires a valid legal ground, such as:
- Persistent rent arrears.
- Anti-social behaviour.
- The landlord needing to sell the property or move in themselves.
This reform aims to give tenants greater security and stability, preventing sudden evictions that disrupt lives and communities. At the same time, it ensures landlords still have the ability to reclaim their property when there’s a genuine and lawful reason.
Simplifying Tenancy Types
The Renters’ Rights Bill will scrap Assured Shorthold Tenancies (ASTs), which have been the most common form of private tenancy for decades. Instead, all new and existing tenancies will move to a single, simpler system.
The new standard will be the periodic assured tenancy, which runs on a rolling, month-to-month basis with no fixed end date. This removes the confusion around multiple tenancy types and ensures consistency across the sector.
For tenants, this means greater security and flexibility. They will no longer face the pressure of renewing a tenancy every 6 or 12 months, nor the risk of landlords refusing renewal without reason.
For landlords, it means adapting to a new structure where tenancies continue indefinitely, unless ended with a valid legal ground under Section 8 or by the tenant providing notice.
This simplification is designed to modernise the rental system, making it clearer and easier for both parties to understand their rights and obligations.
Rent Increases
The Renters’ Rights Bill introduces stricter rules around how and when landlords can raise rent.
- Limit of one increase per year: Landlords will no longer be able to raise rent multiple times within a 12-month period. This provides tenants with greater financial stability and predictability.
- Notice requirements: Any rent increase must be issued through a Section 13 notice, with a minimum of two months’ notice given to the tenant. This ensures renters have time to plan and adjust to changes.
- Tribunal challenge: Tenants will have the right to challenge an unfair or excessive rent increase by applying to the First-Tier Tribunal. The Tribunal will then determine whether the proposed rent is in line with local market rates.
These changes are designed to prevent unexpected or unreasonable hikes, while still allowing landlords to adjust rents in line with the wider market.
Limits on Rent in Advance
Under the current system, some landlords request several months’ rent upfront, creating a major barrier for many tenants. The Renters’ Rights Bill introduces a new safeguard by capping rent in advance at one month.
This means:
- Landlords cannot legally ask for more than one month’s rent upfront at the start of a tenancy.
- Local authorities will have the power to take action against landlords who breach this rule.
The change is aimed at improving fair access to housing, particularly for renters who may struggle to pay large sums in advance. It ensures tenants can move into a property without facing unreasonable upfront costs, while still allowing landlords to collect a standard deposit and the first month’s rent.
Ending Rental Bidding
In many high-demand areas, tenants have been pushed into bidding wars, where they feel forced to offer more than the advertised rent just to secure a home. This practice not only drives up prices but also creates an uneven playing field, favouring those who can afford to pay more rather than those who are most suitable for the property.
The Renters’ Rights Bill puts a stop to this by banning rental bidding altogether. Landlords and agents will be required to let properties at the price they are advertised for, bringing greater transparency and fairness to the process. The aim is to make renting more affordable and ensure applicants are chosen based on their references and suitability, not simply on who can pay the most.
Pets and Discrimination
Another major reform in the Renters’ Rights Bill focuses on making renting more inclusive and fair. For years, many tenants have faced blanket bans on keeping pets or applying for housing if they received benefits. The new legislation seeks to end both practices.
Landlords will no longer be able to automatically refuse pets in their properties. Instead, they will need a valid reason for saying no — for example, if the property is unsuitable or restricted by a head lease. This shift reflects the government’s recognition that pets are an important part of family life and should not be a barrier to securing a home.
Alongside this, the Bill will ban blanket “No DSS” and “No children” policies. These restrictions have often locked families and people on benefits out of the rental market entirely. By outlawing such discrimination, the reforms are designed to create fairer access to housing and give all tenants an equal chance.
Decent Homes Standard
For the first time, the Decent Homes Standard will be extended to the private rental sector. Until now, this benchmark has only applied to social housing, leaving many private renters without the same level of protection.
The standard sets out what a safe and well-maintained home should look like. Properties must be free from serious health and safety hazards, kept in good repair, and provide tenants with warm, secure living conditions. For landlords, this means taking greater responsibility for the quality of the homes they let, ensuring issues such as damp, mould, faulty electrics, or broken heating systems are addressed promptly.
By applying the Decent Homes Standard across the board, the Bill aims to raise living conditions for millions of renters, while also helping councils clamp down on substandard accommodation.
Awaab’s Law
The Renters’ Rights Bill also introduces Awaab’s Law, a reform named in memory of Awaab Ishak, a two-year-old who tragically died due to prolonged exposure to mould in his home. This law creates strict new requirements for landlords to tackle serious health hazards quickly and effectively.
Under the new rules, when tenants report problems such as damp, mould, or other dangerous conditions, landlords will be legally required to investigate and carry out repairs within set timeframes. Failure to act will leave landlords open to enforcement action and potential penalties.
The aim is simple: no tenant should have to live in unsafe conditions, and no family should suffer the devastating consequences of neglect. Awaab’s Law ensures that tenant safety is treated as a top priority across both the private and social rental sectors.
Landlord and Letting Agent Register
A central feature of the Renters’ Rights Bill is the creation of a national register for landlords and letting agents. This new database will bring greater transparency to the rental market and make it easier for tenants to know who they are renting from.
Every landlord will need to be registered in order to let a property legally. Letting agents will also be required to sign up, ensuring that all parties involved in the rental process are properly accountable. Tenants will be able to check the register before entering into an agreement, giving them reassurance that their landlord or agent is compliant with the law.
For those who fail to register, the consequences will be serious — from financial penalties to being barred from letting properties altogether. The register is intended not only as a tool for tenants but also as a way for local councils to monitor and enforce standards across the sector more effectively.
Ombudsman and Dispute Resolution
Disputes between tenants and landlords can often be drawn-out, stressful, and expensive, especially when they end up in court. To address this, the Renters’ Rights Bill introduces a new Private Rented Sector Ombudsman.
The Ombudsman will act as an independent body where tenants can raise complaints about their landlord or agent without having to go through the courts. It will provide a quicker, cheaper, and less confrontational way to resolve issues such as repairs, rent increases, or breaches of tenancy agreements.
Alongside this, the government is also exploring wider mediation services, encouraging disputes to be settled before they escalate into costly legal battles. While some in the industry have raised concerns about whether the Ombudsman will be efficient enough to handle cases promptly, the aim is clear: to make the system fairer and more accessible for tenants, while still ensuring landlords’ rights are protected.
Enforcement and Penalties
Stronger rights for tenants will only be meaningful if they are backed by robust enforcement. The Renters’ Rights Bill gives local authorities greater powers to act against landlords and agents who break the rules.
Penalties will be significant. Councils will be able to issue fines of up to £7,000 for initial breaches, rising to £30,000 for repeat or serious offences. In the most severe cases, landlords could face banning orders that prevent them from letting properties altogether.
Tenants themselves will also gain more power to hold landlords accountable. Through Rent Repayment Orders, they may be able to claim back up to 12 months’ rent if their landlord has engaged in unlawful practices such as illegal eviction, failing to licence a property, or ignoring major repair obligations.
These measures are designed to raise standards across the board by making non-compliance an expensive risk. For responsible landlords, the reforms should level the playing field by targeting those who consistently cut corners or exploit tenants.
What the Changes Mean for Tenants
The Renters’ Rights Bill has been described as a “once-in-a-generation” shift for renters, with reforms designed to improve security, affordability, and living conditions. Here’s how tenants will benefit.
Greater Security and Fewer Evictions
With Section 21 notices abolished, tenants will no longer face the risk of being evicted without reason. Landlords will need valid legal grounds to take back a property, giving tenants more stability in their homes.
Protection Against Unfair Rent Rises
The new rules mean rent can only be increased once per year, with at least two months’ notice. If tenants feel the increase is unreasonable, they have the right to challenge it at a tribunal without fear of being evicted in retaliation.
Lower Upfront Costs
By capping rent in advance at one month, the Bill makes it easier for renters to secure a home without having to raise thousands of pounds upfront. This change will be particularly important for those on lower incomes or moving frequently for work or study.
Stronger Repair Standards
Through the Decent Homes Standard and Awaab’s Law, landlords will be required to act quickly on hazards like damp, mould, and unsafe electrics. Tenants should see safer, healthier homes and faster responses to repair requests.
Fairer Access to Housing
Banning blanket bans on pets, children, or tenants receiving benefits will make the rental market more inclusive. This ensures more people have equal opportunities when searching for a property.
What the Changes Mean for Landlords
While the Renters’ Rights Bill is designed to give tenants stronger protections, it also introduces a wide range of new responsibilities for landlords. These changes will require adjustments in how properties are managed and how compliance is handled.
Loss of Section 21 as an Eviction Tool
The removal of “no-fault” evictions means landlords must now rely on Section 8 grounds to regain possession. This adds a legal process that requires clear evidence, making accuracy and documentation more important than ever.
Adapting to Stricter Tenancy Structures
With Assured Shorthold Tenancies scrapped, landlords will need to work with the new system of rolling periodic tenancies. This change reduces flexibility and may feel unfamiliar to those used to fixed-term agreements.
Increased Compliance Obligations
From meeting the Decent Homes Standard to registering on the new landlord database, compliance is no longer optional. Landlords will face tougher checks and greater scrutiny from local councils.
Financial and Legal Risks
The penalties for non-compliance are substantial, with fines up to £30,000 and the potential for rent repayment orders. Landlords will also need to budget for property improvements to meet safety and quality standards.
New Rules Around Pets and Discrimination
Blanket bans on pets or refusing tenants on benefits will no longer be allowed. Landlords must be prepared to consider applications more broadly, with valid reasons required to refuse certain requests.
What the Changes Mean for Fletcher Properties and How We Can Help Landlords
The Renters’ Rights Bill is bringing in some of the biggest changes the private rental sector has seen in decades. We know many landlords are worried about how the reforms will affect them — and we’ve already had countless conversations with clients about what steps they can take to prepare.
Two areas are creating the most concern:
The abolition of fixed-term tenancies, which allows tenants to give notice almost immediately after moving in.
The end of Section 21 no-fault evictions, forcing landlords to rely on Section 8 or request a Deed of Surrender to regain possession.
We understand these changes will feel like a huge inconvenience. Landlords are rightly concerned about the risks of lost rent, extended void periods, higher advertising fees, and the rising costs of lengthy eviction processes. In fact, some investors are already considering leaving the rental market altogether, but selling comes with its own challenges, such as capital gains tax, solicitor fees, and early mortgage repayment penalties.
Finding the Positives in a Changing Market
Despite the challenges, there are reasons to be optimistic. Over the past three years, we’ve seen an average 10% year-on-year increase in rental prices for new tenancies. With more landlords exiting the sector, demand is likely to grow further, driving up achievable rents. Properties that have been improved with modern appliances, en-suite bathrooms, quality furnishings, and good décor are particularly in demand, often commanding premium rental values.
Protecting Rental Income with Rent Guarantee
We also work closely with Rightmove Tenant Referencing (RTR), who provide comprehensive tenant checks before move-in. RTR offer a Rent Guarantee package for fully managed properties, covering 100% of rent payments if a tenant falls two weeks or more into arrears — right up until the property is vacant again. Crucially, this package also includes the legal services required to obtain possession, saving landlords thousands in potential legal costs.
Having handled multiple evictions ourselves, we know the process can take up to eight months under current rules — and with Section 21 gone, we expect the courts to face even greater backlogs as Section 8 cases increase. Rent Guarantee provides landlords with peace of mind, ensuring income is protected even during disputes.
How We Support Our Landlords
At Fletcher Properties, we take a proactive approach to preparing landlords for the Renters’ Rights Bill. Our role is to minimise risk, maximise returns, and give you peace of mind that your property is in safe hands.
Here’s how we do it:
- Annual rent reviews – We regularly assess the market and ensure your property is rented at its maximum potential value, so you never fall behind in an evolving rental landscape.
- Proactive letting strategy – Our marketing reaches thousands of applicants, and by applying through a trusted, highly rated agency, tenants are motivated to stay longer and respect the property.
- Thorough referencing process – We only progress the strongest applicants to contract signing, thanks to our rigorous referencing checks. This reduces risk and ensures landlords are matched with reliable tenants.
- Strict arrears process – If rent does fall behind, our process is fast and consistent. Tenants are notified quickly and followed up until payment is resolved. This approach has kept arrears in our managed stock at less than 1%, far below industry averages.
- Rent Guarantee add-on – For landlords who want even more security, we can include Rent Guarantee with our full management service, ensuring rent is still paid even if the tenant falls into arrears, while also covering the legal costs of possession if required.
Beyond these safeguards, we also advise on property improvements that can boost rental value, and we provide tailored compliance guidance to keep you ahead of legislative changes.
If you’d like more details on Rent Guarantee, our letting strategies, or advice on future-proofing your rental property, simply get in touch with our team.
Timeline for the renters rights bill
The Renters’ Rights Bill is currently moving through Parliament and is expected to become law in 2025. However, not all the changes will come into force at once. Instead, the government plans a staged rollout, giving landlords, agents, and tenants time to adjust.
- Summer 2025: The Bill is expected to receive Royal Assent and become law.
- Initial phase: New tenancy rules, including the abolition of Section 21 and the introduction of periodic tenancies, will apply to new agreements first.
- Transition period: Existing tenancies will later be brought in line, giving landlords time to prepare contracts and systems for compliance.
- Full enforcement: Measures such as the landlord register, Decent Homes Standard, and Ombudsman scheme will follow as infrastructure is put in place.
While the exact timetable will depend on parliamentary progress, landlords should assume that the core reforms, especially around evictions and tenancy structures — will take effect in the first wave. Preparing early will make the transition much smoother.
