As of June 2025, the Renters (Reform) Bill, often referred to as the Renters’ Rights Bill, is progressing swiftly through Parliament. The House of Lords is set to review the Bill during its Report Stage on 1 July 2025, with a Third Reading expected on the same day. If no major delays occur, the Bill is likely to receive Royal Assent before the summer recess on 22 July 2025, and become law later this year.
The Bill brings major changes to the private rented sector in England, with the aim of improving standards and strengthening tenants’ rights. For landlords, it introduces a series of new rules and responsibilities that will shape how tenancies are managed going forward. Here’s what you need to know.
Key Changes for Landlords
1. Abolition of No-Fault Evictions
Section 21 “no-fault” evictions will be abolished. Landlords will only be able to evict tenants using valid legal grounds, such as rent arrears or breach of tenancy terms. This means more reliance on Section 8, and clearer documentation for possession proceedings.
2. Periodic Tenancies Replacing Fixed Terms
All tenancies will automatically become periodic, meaning they roll monthly or weekly without a fixed end date. Tenants will be able to give two months’ notice to leave at any time, and landlords must plan for more flexible tenancy durations.
3. Rent Increases
Landlords will only be permitted to raise the rent once per year. Rent increases must be given with at least two months’ notice, and must reflect market conditions. Tenants will have the right to challenge unfair increases at tribunal.
4. Ban on Bidding Wars
Landlords and letting agents will no longer be allowed to accept or encourage offers above the advertised rent. This is intended to create a fairer, more transparent process for all applicants.
5. Introduction of a Decent Homes Standard
A new legal minimum standard will be introduced to ensure privately rented properties are safe, warm, and in a reasonable state of repair. This aligns private rentals more closely with the requirements already applied to social housing.
6. Awaab’s Law for Private Rentals
Landlords will be legally required to resolve serious health hazards, such as damp and mould, within specific timeframes. This stems from the tragic case of Awaab Ishak and aims to improve accountability.
7. Private Rented Sector Ombudsman
A new national ombudsman will be introduced, covering all private landlords. Tenants will be able to raise complaints with the ombudsman for quick, binding resolution, an alternative to going to court.
8. National Landlord Database
All private landlords will be required to register themselves, and their properties, with a new national database. This is intended to improve transparency and make it easier to enforce standards across the sector.
9. Ban on Discrimination
It will become illegal to discriminate against tenants who receive benefits or who have children. Blanket bans or exclusionary language in adverts, such as “No DSS”, will be prohibited.
10. Tenants’ Right to Request Pets
Tenants will have a right to request to keep a pet, and landlords must not unreasonably refuse. Landlords may, however, require tenants to obtain pet insurance to cover potential damage.
Final Thoughts
The Renters (Reform) Bill marks a significant shift in the way landlords and tenants interact. While it introduces new responsibilities, it also offers an opportunity for landlords to modernise their approach, strengthen relationships with tenants, and ensure long-term compliance. By preparing early and staying informed, you can continue to run a successful rental portfolio with confidence in a changing legal landscape.
If you’d like support reviewing your tenancy documents, preparing for the changes, or simply want to talk through how this might affect your property, feel free to get in touch with our team. We’re here to help.
