Guide to the upcoming Renters’ Rights Bill

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 better protection for tenants and setting clear responsibilities for landlords, in light of the growing private rental market. The Bill has been supported by the current Labour government and has travelled through the House of Lords with several amendments rejected when discussed on September 8th and October 14th. The Bill completed its final debate on October 22nd in the House of Commons – which was just a formality - and is now waiting to receive Royal Assent.

Included in the rejected amendments were proposals to reduce the re-letting of a property from a period of twelve months to six, should the property fail to sell and to extend the student possession ground to one and two bedroom properties. An additional proposal to allow landlords to take a separate pet deposit was also voted down. This was an amendment that prompted much debate. However, ministers noted that the matter remains under review and suggested that the Tenant Fees Act could be altered in the future if sufficient evidence supports such a change. Another amendment, which sought to create a new possession ground enabling landlords to reclaim a property to house a carer, was likewise rejected.

The Bill is expected to quickly receive Royal Assent, at which point it will become law. Some aspects of the new legislation will come into force on commencement date. This is widely anticipated to be soon, certainly with the Autumn period. The UK Government have commented that they are committed to providing sufficient notice ahead of implementation, and Propertymark - the UK’s professional membership body for Estate Agents - is saying that more complex parts of the bill may not be implemented until next year or even 2027.

Key Measures for Landlords

End of Fixed-Term Tenancies and Abolishment of Section 21 “No-Fault” Evictions

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:

• Section 21 evictions will be abolished.
• All fixed-term tenancies (Assured Shorthold Tenancies) will become open-ended, periodic tenancies.
• Tenants can end a tenancy at any time by giving two months’ notice.
• Landlords will no longer be able to use S21 notices. Instead, they can only regain possession using specific legal grounds to end a tenancy.

New and Updated Grounds for Possession

Landlords can still regain possession in specific circumstances, however they will only be able to do so 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 to be 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
  • Requires 4 weeks’ notice.

• Breach of tenancy terms
  • Requires 2 weeks’ notice.

• Damage to property or furnishings
  • Requires 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.

Rent Increases & Tribunal Challenges

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.
• A Tribunal cannot set rent above the landlord’s proposal and no backdating is allowed.

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 will need to comply with the new rules.

Rental Bidding Ban

Landlords and Letting Agents must advertise properties with a stated rent and cannot solicit or accept bids above that amount.

Rent in Advance

Landlords cannot request more than one month’s rent (or 28 days) in advance once a tenancy has begun. Tenants may still voluntarily pay more than one month’s rent in advance, but landlords cannot require them to pay beyond the due date.

Right to Keep Pets

Landlords will be required to reasonably consider tenant requests to keep pets.
Reasonable grounds for refusal might include if its shared accommodation or If pets are prohibited under a head lease or block agreement.

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.

And:

• Civil penalties apply for failure to join or to market a property without membership.
• Penalties of up to £7,000 for initial breaches, rising to £40,000 for repeated or continuing breaches.

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 example if having children in the property would lead to overcrowding.

Decent Homes Standard & Awaab’s Law

The Decent Homes Standards (DHS) which currently applies to social housing, will be extended to include properties in the private rental sector, 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.

Further Information

This summary is accurate as of 23 October 2025 and based primarily on official guidance from the Ministry of Housing, Communities & Local Government (MHCLG, formerly known as DLUHC between 2021–2024):

Gov UK Guide to Renters’ Rights Bill