Renters’ Rights Bill

The Renters’ Rights Bill, which is expected to receive royal assent in September after the parliamentary summer recess, fundamentally reforms landlord-tenant relationships by increasing tenant security and rights, while aiming to maintain landlord protections in possession and rent management.

Since May 2025, the Renters’ Rights Bill has seen several key announced changes and clarifications mainly around tenancy structure, tenant protections, landlord obligations, and procedural rules, with some amendments introduced ahead of its final stages in Parliament:

• The bill abolishes Section 21 “no-fault” evictions. Landlords can regain possession only under specific grounds in accordance with Schedule 2 of the Housing Act 1988. Such grounds include rent arrears, anti-social behaviour, or intent to sell.

• Fixed term tenancies will be abolished with all assured shorthold tenancies (ASTs) becoming periodic (rolling basis). Landlords will not be able to enter into fixed term contracts and tenant notice to leave will be standardised to two months.

• Rent increases are now limited to once per annum, with a mandatory two-month notice that can be challenged by tenants through a First Tier Tribunal (FTT) if above market rate. Rent payments are limited to one month in advance, and rent bidding wars are banned, with rents capped at the advertised price. Security deposit is restricted up to five to six weeks rent.

• Tenant rights have expanded with protections against discrimination based on benefits or family status, a new right to request pets (no blanket bans), and the Decent Homes Standard extended to the private rented sector, requiring higher property conditions. Landlords must also join a landlord redress scheme and register on a private rented sector database or face penalties. The database will help landlords understand their obligations and demonstrate compliance.

• Recent government amendments announced before the House of Lords Report Stage include: expanding council powers to inspect licenses, exempting existing tenancies from upfront rent payment restrictions, removing landlord pet insurance requirements, excluding certain student accommodations from the bill’s scope, allowing backdating of approved rent increases via later regulations, and clarifying joint tenancy notice rules—all aimed at practical implementation refinements.

• The bill also introduces tougher penalties for non-compliance, including fines and rent repayment orders, and new possession grounds that replace earlier Section 8 grounds with provisions balanced between tenant security and landlord property rights.

As covered above, there are various changes approaching for the private rented sector and our team at HWB are well equipped to advise on such implications for landlords.

If you have any queries, please get in touch with Tom Young on 023 8046 1254 or email Tom Young.