The Renters’ Rights Bill Explained
Barbara Mettle-Olympio
The Renters’ Rights Bill builds on the groundwork established by the previous government’s Renters’ Reform Bill, introducing changes designed to provide renters with more security and fairness. At the same time, the bill ensures that responsible landlords can continue to manage their properties effectively. These new measures are not expected to impact landlords who already follow fair practices and maintain quality properties. Instead the proposed legislations focus on addressing major issues such as unfair evictions, unpredictable rent increases, and poor living conditions, which have affected millions of renters across England.
If passed, the bill is expected to become law by summer 2025, marking a step forward in housing reform. In this article, we’ll highlight the key proposals in the bill and examine how they will affect both tenants and landlords.
Tenancy Reforms
- Periodic Tenancies
Fixed-term assured tenancies will be replaced with Periodic Tenancies, offering greater flexibility for both tenants and landlords. Under this system, tenants can remain in their home for as long as they need, with a two months’ notice to leave. This allows tenants to adapt to life changes, such as a new job or buying a home. The introduction of Periodic Tenancies will abolish Section 21 ‘No-Fault’ Evictions. - Grounds for Possession
The bill strengthens and clarifies the grounds for possession, ensuring that responsible landlords can regain their property for legitimate reasons while protecting tenants from arbitrary eviction. Landlords’ rights to reclaim properties for personal reasons, such as selling or moving in, are preserved, with tenants receiving a 12-month protection at the start of their tenancy and four months’ notice if the landlord needs the property back. Special provisions also ensure properties in sectors like supported accommodation remain available for their intended purposes. Landlords can give notice at any time during a tenancy if a tenant is at fault, such as for antisocial behaviour, property damage, or significant rent arrears. To protect tenants in temporary arrears, the eviction threshold will be raised from two to three months of unpaid rent, and the notice period will be extended from two weeks to four. This gives tenants more time to repay while ensuring landlords are not overburdened. Landlords can still use discretionary grounds for repeated late payments.
- Rent Arrears Protections
Tenants can challenge unreasonable rent increases, preventing landlords from using rent hikes as a way to force evictions. Landlords can only increase rent once per year to market rates, with two months’ notice using a Section 13 Notice. Tenants can challenge any increase at the First-tier Tribunal, which will determine if the proposed rent is fair. To protect tenants, rent increases will not be backdated, and tribunals will no longer have the power to raise rent beyond the landlord’s initial request. In cases of hardship, the tribunal can defer rent increases for up to two months. Other rent increase methods, like review clauses, will no longer be allowed, ensuring transparency for both tenants and landlords.
Implementation of Tenancy Reforms
The new tenancy system will be implemented in a single stage, applying to all existing and new private tenancies on a specific date. This will convert fixed-term tenancies into periodic tenancies, and Section 21 evictions will no longer be allowed. The aim is to provide immediate security for all tenants and avoid a confusing two-tier system. The government will work with the sector to ensure a smooth transition and give sufficient notice before implementation.
For the social rented sector, the abolition of Section 21 will occur later, as it requires updates to the Regulator of Social Housing’s Tenancy Standard, following a statutory consultation process. Most social tenants already have secure tenancies that don’t use Section 21.
Private Rented Sector Database
The Renters’ Rights Bill will also introduce a Private Rented Sector Database that will require all landlords of assured and regulated tenancies to register themselves and their properties. Landlords who fail to do so could face penalties. The database will offer a one-stop shop for landlords while providing access to guidance and compliance information, ensuring they stay updated on legal responsibilities.
For tenants, the database will increase transparency, allowing them to check landlord information before renting and helping them to enforce their rights. Local councils will also benefit, as the database will provide crucial data to help identify non-compliant properties, enabling more effective enforcement against rogue landlords.
Private Rented Sector Landlord Ombudsman
A Private Rented Sector Landlord Ombudsman Service will also be introduced under the new proposals. All landlords in England with assured or regulated tenancies must join, including those using managing agents. Tenants can use this free service to resolve complaints about landlords’ actions or behaviours, with the ombudsman providing fair, impartial, and binding decisions, including requiring apologies, remedial action, or compensation.
The service will also benefit landlords by offering a quick and cost-effective way to handle complaints and improve practices. Tenants can seek rent repayment if landlords persistently fail to join. Landlords must comply with ombudsman decisions, and failure may result in expulsion and further enforcement.
Prohibiting Rental Discrimination
The bill aims to tackle rental discrimination against families with children and those receiving benefits, ensuring fair access to housing. It targets both overt practices, like “No DSS” adverts, and more subtle discriminatory actions by landlords or agents. While landlords retain the right to assess tenants based on affordability, they can no longer refuse tenants solely because they have children or receive benefits. These protections will be introduced in England, with similar measures extended to Wales and Scotland through collaboration with their governments.
Rental Bidding
The Renters’ Rights Bill will outlaw rental bidding, where tenants are forced to compete by offering higher rents. Landlords and agents will be required to publish a set asking rent and will be prohibited from accepting offers above this price. This change aims to create a fairer system for renters and eliminate exploitative practices by a small number of landlords, improving the rental experience for tenants across England.
Pets
Under the new bill, landlords cannot unreasonably refuse tenants’ requests to have pets. Tenants will have the right to challenge unfair denials. To address landlords’ concerns about potential damage, the bill allows landlords to require pet damage insurance, ensuring any harm caused by pets is covered. Guidance for both landlords and tenants will be published before these rules take effect.
Decent Homes Standard
The Decent Homes Standard (DHS) will be introduced to the private rented sector, ensuring that all tenants live in safe and decent homes. This new standard will clarify housing requirements and give local councils enforcement powers to maintain consistent quality across the sector. While most landlords already provide good-quality housing, the DHS will establish a clear, uniform standard for all, benefiting both tenants and responsible landlords.
Awaab’s Law
The Renters’ Rights Bill extends Awaab’s Law to privately rented homes, ensuring that landlords address hazards like damp and mould within a specified timeframe. Inspired by the tragic death of Awaab Ishak, this law empowers tenants to challenge unsafe conditions, and landlords who fail to act can face enforcement action through the courts. This measure aims to ensure that all rental homes in England are safe and healthy for tenants.
Conclusion
The Renters’ Rights Bill is a key step toward reforming the Private Rented Sector, providing stronger protections for tenants while ensuring landlords’ rights remain clear and fair. By addressing issues such as evictions, rent increases, and housing standards, the bill aims to create a safer, fairer, and more transparent rental market.
For more details, including FAQs on the bill, please visit Guide to the Renters’ Rights Bill. You can also sign up to our newsletter below for the further updates.