Guide to the upcoming Renters Rights Bill

Introduction

The Renters Rights Bill (formerly known as the Renters Reform Bill) was a key pledge in the Conservative Party’s 2019 manifesto, aimed at providing a “better deal for renters” in light of the growing private rental market. The House of Lords’ Report Stage for the Renters Rights Bill is now scheduled for July 1.

On the same day, the Bill is expected to have a smooth and uncontentious Third Reading in the Lords, after which it will, as is customary, return to the House of Commons. While it's possible for the Commons and Lords to exchange the Bill back and forth in the event of major disagreements, both main parties appear largely aligned on its content. As a result, the Bill is very likely to receive Royal Assent and become law before the Commons breaks for its summer recess on July 22. However, many provisions will be phased in over the following 6 to 12 months to allow landlords time to adapt.

End of Fixed-Term Tenancies

Under current law, residential tenancies can be either fixed-term (with a set start and end date) or periodic (ongoing with no fixed end date). Landlords can end a fixed-term tenancy by serving a Section 21 (S21) notice, which does not require a reason. Similarly, a periodic tenancy can also be ended by a S21 notice without justification.

When the Renters Rights Bill takes effect:

• Fixed-term tenancies will no longer exist. All tenancies will become periodic.
• Tenants can end a tenancy at any time by giving two months’ notice, which must expire at the end of a rental period.
• Landlords will no longer be able to use S21 notices. Instead, they must rely on specific legal grounds to end a tenancy.

New and updated grounds for possession

Landlords will only be able to end a tenancy by serving a Section 8 (S8) notice using one or more approved grounds. These are divided into mandatory and discretionary categories:

Mandatory grounds

(If proven, the judge must grant possession—except in exceptional circumstances)

• Intention to sell the property
  • Cannot be used in the first 12 months of a tenancy.
  • Requires 4 months’ notice.
  • A restriction will apply on re-letting the property if a sale doesn’t proceed (likely 3–12 months).

• Landlord or close family member intends to move in
  • Same restrictions and notice period as above.
  • Re-letting restrictions apply if plans change.

• Redevelopment of the property
  • Only certain landlords qualify.
  • Requires 4 months’ notice.

• Tenant convicted of specific criminal offences or serious anti-social behaviour
  • No notice period required. Proceedings can begin immediately.

• Tenant has no legal right to rent under immigration law
  • Requires 2 weeks’ notice.

• Tenant owes 3 or more months’ rent
  • Requires 4 weeks’ notice.
  • The rent arrears must still be at or above 3 months at the court hearing.

Discretionary grounds

(The judge decides whether to grant possession)

• Rent arrears or persistent late payment
  • 4 weeks’ notice.

• Breach of tenancy terms
  • 2 weeks’ notice.

• Damage to property or furnishings
  • 2 weeks’ notice.

• Anti-social behaviour by tenant, household member, or visitor
  • No notice period required if severe.
  • Includes illegal or immoral use of premises.

• False information provided during application
  • 2 weeks’ notice.

Student lets

There are two specific provisions for student lets:

• Educational Institutions:
  • May give 2 weeks’ notice if the property was let to students in the previous 12 months.

• Houses in Multiple Occupation (HMOs):
  • If let to full-time students and needed for a new group in the upcoming academic year, 4 months’ notice can be given.
  • This ground cannot be used if the tenancy was agreed more than 6 months before it started.

Rents

Once the new rules take effect:

• Landlords and agents cannot advertise or accept rents above the published asking rent.
• Rent increases are limited to once per year, via a Section 13 (S13) notice with at least 2 months’ notice.
• Tenants may challenge the increase at the First-tier Tribunal, which will set a fair market rent (but not above the proposed amount) which will be applicable from the date of the Tribunals decision.
• Upfront rents will be capped at one month in advance.

Note: Existing agreements made before the Bill becomes law will have a transition period. Rents already paid in advance are unlikely to be required to be refunded, but future payments may need to comply with the new rules.

Tenants may still voluntarily pay more than one month’s rent in advance, but landlords cannot require them to.

Private Rented Sector Ombudsman

All landlords will be legally required to join a new Private Rented Sector Ombudsman. This body will:

• Handle tenant complaints quickly, fairly, and cost-effectively.
• Provide guidance to landlords on managing complaints.
• Enforce decisions made in tenant complaints.

Private Rented Sector Database

Landlords must register on a new national database, which will:

• Record landlord and property details.
• Provide guidance on legal obligations.
• Increase transparency across the sector.

The scope of public access to the data is still under review, with a balance between transparency and privacy.

Rental discrimination

Landlords will be prohibited from discriminating against applicants solely because they:

• Have children, or
• Receive benefits.

Reference checks and final tenant selection will still be permitted, but decisions must not be based solely on these factors. A property may still be declined for being unsuitable for children.

Pets

Landlords will be required to reasonably consider tenant requests to keep pets. However:

• They may require tenants to have pet insurance for potential damage.
• If pets are prohibited under a head lease or block agreement, landlords may reasonably refuse.

Decent Homes Standard & Awaab’s Law

The Bill enables new Decent Homes Standards (DHS) for private rentals, though details have not yet been published.

The Bill will also extend Awaab’s Law (originally for social housing) to the private sector. This law requires landlords to investigate and fix serious hazards—such as damp and mould—within strict timeframes.

Penalties

Failure to comply with the Renters Rights Bill may result in:

• Significant financial penalties
• Rent repayment orders to tenants
  Particularly serious or repeat offenders face tougher consequences.

Further information

This summary is accurate as of 31 May 2025 and based primarily on the Ministry of Housing, Communities & Local Government’s official guidance:

Guide to the Renters Rights Bill