What landlords need to know about the Renters' Rights Bill
The Renters' Rights Bill is one of the biggest shake-ups in the UK rental market in decades. Whether you’re a seasoned landlord or just starting out, this legislation will change the way you manage and let your properties.
Here's everything landlords need to know.
Goodbye, section 21: No-fault evictions are out
Section 21 notices, which allowed landlords to evict tenants without giving a reason, are being abolished. Going forward, you'll only be able to end a tenancy if you have a valid, lawful reason—such as selling the property, serious rent arrears, or antisocial behaviour.
What this means
Evictions will become more regulated. Landlords must keep thorough documentation and ensure their reasons for ending a tenancy fall within the approved legal grounds.
2. Periodic tenancies replace fixed-term contracts
The Bill phases out fixed-term Assured Shorthold Tenancies (ASTs) in favour of rolling periodic tenancies. This gives tenants more flexibility and makes it easier for them to move when needed.
What this means
Landlords can no longer lock tenants into 6- or 12-month contracts. However, you can still end a tenancy with proper notice under the new grounds.
3. Rent increases once a year – with oversight
Landlords will only be able to raise rent once per year, and tenants can challenge increases at a tribunal if they feel it’s excessive. Importantly, the rent won’t be payable until the tribunal has made a decision.
What this means
Keep increases reasonable and justifiable. It’s smart to benchmark against local market rates.
4. No more bidding wars
The practice of asking tenants to offer above the listed rent is banned. You must advertise at a fixed price and stick to it.
What this means
Ensure your rental listings are priced fairly from the start. Trying to push for more mid-way won’t be allowed.
5. Landlord ombudsman scheme
All landlords will be required to register with a new ombudsman, which will offer a free and fair way to resolve disputes with tenants.
What this means
You’ll need to be responsive to complaints and prepared to work with a third party if disagreements arise.
6. Register your property on the national database
A new national database for rented homes will be introduced. Landlords will have to register and keep information about their properties up to date.
What this means
Transparency is now the rule. Expect spot checks and greater scrutiny from regulators.
7. Decent homes standard applies to the private sector
Until now, the Decent Homes Standard applied only to social housing. The new Bill extends it to all private rentals, meaning properties must meet minimum safety, cleanliness, and maintenance standards.
What this means
Now is the time to inspect your properties. Issues like damp, mould, and poor insulation will need to be resolved—or you could face penalties.
8. Awaab’s Law becomes law
Named after a tragic case, this provision forces landlords to fix serious health hazards—like mould—within strict legal timeframes.
What this means
Delaying repairs is no longer an option. Be ready to act fast if issues are reported.
9. Pet requests must be considered fairly
Tenants can now request to keep a pet, and landlords can’t unreasonably refuse. You can ask tenants to have pet insurance to cover potential damage.
What this means
Blanket “no pets” policies won’t stand. Consider adjusting your agreements and including pet clauses.
10. No discrimination against benefit claimants
The Bill makes it unlawful to refuse tenants based on whether they receive benefits, have children, or other protected characteristics.
What this means
Your advertising and tenant selection process must be fair and inclusive. Saying "No DSS" or similar phrases is now illegal.
What landlords should do now
Review your tenancy agreements. Update your contracts to reflect periodic tenancies and the new rules.
Audit your properties. Ensure all meet the Decent Homes Standard and Awaab’s Law requirements.
Plan for transparency. Prepare to register with the landlord database and ombudsman.
Budget for change. Factor in the potential costs of repairs, rent challenges, and registration.
Stay informed. This legislation is still moving through Parliament, so more details will emerge. Final implementation is expected between October 2025 and early 2026.
The Renters' Rights Bill is a game-changer. While it places more responsibility on landlords, it also helps build a more stable and professional rental sector. By planning ahead and staying compliant, landlords can adapt and continue to succeed in the evolving property landscape.
We can help landlords navigate through this. For updates and support, bookmark trusted sources or speak to one of our lettings experts if you're unsure how it affects you.