A Landlord’s Guide to the Renters’ Rights Bill – What You Actually Need to Know

The Renters’ Rights Bill is about to shake things up in the rental market. It’s expected to become law by late 2025, with changes starting to roll out in early 2026. The goal? More protection for tenants, and a bit more responsibility for landlords. Here’s what you actually need to know – in plain English.

1. Where Things Stand Now

The Bill has passed through the House of Lords and is heading back to the Commons on 8 September 2025 for the final back-and-forth. Once it’s rubber-stamped, changes will come in gradually.

2. Evictions & Tenancy Changes

Goodbye Section 21: No more “no-fault” evictions. If you want to end a tenancy, you’ll need a clear reason (rent arrears, breach of contract, or moving back in yourself).
Only periodic tenancies: Fixed-term tenancies are going, meaning all tenancies will just roll on.
More notice from tenants: Tenants will have to give two months’ notice instead of one if they want to leave.

What this means for you: keep records tidy, make sure your agreements are clear, and expect to lean more on Section 8 if you need possession.

3. Rent, Deposits & Fees

Upfront rent cap: You can’t ask for more than one month upfront.
Deposits made simpler: A new “lifetime deposit” idea means tenants can carry their deposit from one place to the next.
Rent rises limited: You can only raise rent once a year, using a Section 13 notice. Tenants can challenge increases at tribunal.
No bidding wars: You can’t accept offers above the advertised rent.

4. Pets & Discrimination Rules

Pets welcome (mostly): Tenants have the right to ask for pets. You can’t say no without a good reason, though you can ask for pet insurance.
No blanket bans: It’ll be illegal to reject tenants just because they’ve got children or are on benefits.

5. Property Standards & Safety

Decent Homes Standard: Rentals will need to meet a new quality standard – safe, warm, and properly maintained.
Awaab’s Law: Serious hazards (like damp and mould) must be fixed within strict timeframes.
Harsher penalties: Rent Repayment Orders could now be up to two years’ rent, and company directors could be personally liable for breaches.

6. Oversight & Enforcement

New landlord ombudsman: Every landlord will need to register with a redress scheme to handle complaints.
PRS database: Expect a national database of landlords and properties.
Re-letting limits: If you evict tenants on certain grounds, you can’t relet the property for six months.
Higher bar for councils: Local authorities will need stronger evidence before issuing fines.

7. What Landlords Should Do Now

Double-check tenancy agreements and be ready for everything to move to periodic.
Review how you handle deposits and rent increases.
Get used to longer-term tenant relationships – fewer voids, but more commitment.
Update your stance on pets and discrimination.
Stay on top of maintenance (especially damp and mould!).
Keep an eye on updates as the Bill moves through the final stages.

Final Thoughts

This Bill is the biggest shake-up in the private rental sector in decades. It might feel like a headache at first, but it’s manageable if you get ahead of the changes. By staying organised and proactive, you’ll still be able to run a profitable, low-stress rental business.

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