Renters Rights Bill

Key changes for landlords and property agents in England

As of April 2025, the Renters Rights Bill is progressing through Parliament, introducing significant changes to the rental sector in England. Below is an overview of the proposed changes and their implications for landlords and property agents.

Please note that The Renters Rights Bill is currently under parliamentary review. For the most up-to-date information, please refer to the following official government guidance.​

Guide to the Renters’ Rights Bill - GOV.UK

Overview of proposed changes:

1. Abolition of 'no-fault' evictions (Section 21):

• Current system: Landlords can evict tenants without providing a reason using Section 21 notices.​
• Proposed change: Section 21 evictions will be abolished, transitioning to periodic tenancies. Landlords can only evict tenants for specific, legally defined reasons, such as rent arrears or anti-social behaviour.​
• Implications: Landlords will need to ensure that any eviction is based on legitimate grounds and follow the prescribed legal procedures.​

2. Rent increase regulations:

• Current system: Rent increases can occur multiple times within a year.​
• Proposed change: Rent increases will be limited to once per year. Tenants can challenge excessive rent hikes through an independent tribunal.​
• Implications: Landlords should plan rent reviews carefully and ensure that any increases comply with the new regulations.​

3. Advance rent payment cap:

• Current system: Landlords may request several months' rent upfront.​
• Proposed change: The bill proposes capping advance rent payments to one month, aiming to reduce financial barriers for tenants.​
• Implications: Landlords may need to adjust their rental agreements and consider alternative methods to mitigate financial risks.​

4. Renting with Pets:

• Current System: Many landlords impose blanket bans on renting to tenants with pets.​
• Proposed Change: Tenants will have the right to request keeping a pet. Landlords must consider these requests and cannot unreasonably refuse.​
• Implications: Landlords can require tenants to obtain pet insurance to cover potential damages. Careful consideration is needed for properties where pets are restricted in the headlease or in Houses in Multiple Occupation (HMOs). ​

5. Protection Against Discrimination:

• Current System: Some landlords refuse to rent to tenants with children or those receiving benefits.​
• Proposed Change: It will be illegal for landlords and agents to have blanket bans on renting to tenants with children or those receiving benefits.​
• Implications: Landlords should review their tenant selection criteria to ensure compliance with anti-discrimination laws.​

6. Introduction of a Landlord Ombudsman:

• Current System: Dispute resolution often requires lengthy legal action.​
• Proposed Change: A mandatory Private Rented Sector Landlord Ombudsman will be established to handle complaints from tenants, providing free and impartial resolutions.​
• Implications: Landlords will be required to join the Ombudsman service, with membership fees to be determined. Non-compliance could result in civil penalties, fines, or criminal prosecution. ​GOV.UK

7. Enforcement and Penalties:

• Current System: Enforcement of housing standards is undertaken by the Housing Standards team in accordance with legislation, guidance, and the council’s enforcement policy.​
• Proposed Change: A property portal will be created, and landlords will need to register all privately rented properties on the register. Local councils will gain enhanced powers to enforce housing standards, including issuing higher civil penalties for non-compliance.​
• Implications: Landlords should ensure their properties are appropriately registered, and licensed, where necessary, and comply with the new Decent Homes Standard, the Housing Health and Safety Rating System and other relevant legislation to avoid potential penalties.

8. Implementation Timeline:

• Staged Rollout: The reforms will be implemented in two stages, with at least six months' notice before the first stage and at least twelve months before the second.​
• Implications: Landlords should stay informed about the implementation schedule and prepare for changes accordingly.​

9. Ongoing Developments:

Please note that while the Renters (Reform) Bill aims to enhance tenant protections, it's essential for landlords and property agents to stay informed about the latest developments and understand how these changes may affect their operations.

How You Can Prepare

• Review Tenancy Agreements: Update contracts to reflect new rules, particularly around rent increases, advance payments, and evictions.
• Plan for Rent Reviews: Ensure your rent review process complies with the new regulations to avoid disputes.
• Check Property Standards: Maintain your properties according to the HHSRS and Decent Homes Standard to meet the enhanced enforcement powers.
• Research further guidance, including: