The UK’s private rented sector is undergoing a historic shift. After years of proposals, delays, and political transitions, the long-awaited Renters’ Rights Bill is closer than ever to becoming law.
But when exactly will these changes come into effect, and what do they mean for landlords and tenants across the country?
What Is The Renters Rights Bill And Why Is It Important?
The Renters Rights Bill, previously known as the Renters Reform Bill, is a comprehensive set of proposals aimed at transforming the private rented sector in England.
The Bill addresses major concerns faced by tenants, such as no-fault evictions, unclear rent increases, poor housing conditions, and discrimination.
It also outlines new responsibilities for landlords, introducing a more regulated and accountable system.
By aiming to remove the existing imbalance of power between landlords and tenants, the Bill seeks to improve the overall quality of life for renters while still preserving landlords’ rights to manage their properties efficiently.
When Was The Renters Reform Bill First Introduced In The UK?
The journey of this legislation started in April 2019, when the government first announced its intention to abolish Section 21 notices.
Despite this early announcement, there were no legislative changes for years, during which over 108,000 households received Section 21 eviction notices.
Although the Bill was introduced to Parliament by the previous government, it failed to pass before Parliament was dissolved for the general election in July 2024.
The new government, elected that year, reaffirmed its commitment to rental reform and reintroduced the legislation under the new title of the Renters Rights Bill.
What Are The Key Proposals Under The Renters Rights Act?
The Renters Rights Bill includes several fundamental reforms:
- Abolishing Section 21 no-fault evictions
- Replacing fixed-term tenancies with periodic rolling tenancies
- Limiting rent increases to one per year through Section 13 notices
- Requiring landlords to register with a redress scheme
- Introducing a national database for landlords
- Giving tenants the right to request pets
- Banning rent bidding wars and discriminatory clauses in tenancy agreements
These proposals are expected to modernise and simplify the legal framework that governs private tenancies.
How Does The Renters Rights Bill Aim To Protect Tenants?
Tenant protection is at the heart of the Renters Rights Bill. By eliminating fixed-term contracts and Section 21 notices, tenants gain more stability in their living arrangements. The shift to periodic tenancies means renters can no longer be locked into long, inflexible contracts.
Other key protections include:
- Enhanced rights to keep pets with reasonable consent from the landlord
- Two months’ notice for tenants to end their tenancy
- The ability to challenge unfair rent increases via the First-tier Tribunal
- Measures to prevent discrimination based on family status or benefits
These changes aim to increase housing security and reduce the risk of unjust evictions.
What Changes Will Landlords Face Under The New Law?
Landlords will experience a significant shift in their responsibilities and legal compliance. The most immediate change is the abolition of Section 21, which will remove their ability to evict tenants without a stated reason.
Instead, landlords will rely on Section 8 notices, which require legal grounds for eviction, such as rent arrears, anti-social behaviour, or the need to sell or occupy the property.
Additionally, they must comply with new requirements like joining a landlord redress scheme and registering their properties on a centralised database.
Landlords will also need to:
- Provide two months’ notice for rent increases
- Observe restrictions on re-letting properties after evicting tenants to move back in or sell
- Protect tenancy deposits properly or lose the right to regain possession
These adjustments will require landlords to maintain higher standards and more rigorous documentation.
Has The Abolition Of Section 21 Been Confirmed?
Yes, the Renters Rights Bill confirms the full abolition of Section 21 notices. These are currently used to evict tenants without any legal justification and are one of the main causes of housing insecurity in the UK.
To facilitate this change, the Bill will eliminate assured shorthold tenancies entirely. All new and existing private tenancies will convert into assured periodic tenancies, which are more stable and secure.
Tenancies already under a Section 21 notice before the Act takes effect will still be valid for up to three months. Landlords must act within this period to pursue possession under the old rules.
When Is The Renters Rights Bill Expected To Become Law In The UK?
The Bill is projected to receive Royal Assent in late 2025 and become law in early 2026. However, not all parts of the Bill will come into effect immediately. Certain provisions will depend on secondary regulations, which may take additional months or even years to be finalised.
The timeline for each provision will vary. For example, the abolition of Section 21, changes to rent increases, and the introduction of a landlord database will be staggered depending on regulatory readiness.
How Will The Renters Reform Bill Impact Current Tenancy Agreements?
All existing tenancy agreements will be affected once the Act comes into force. Fixed-term contracts will automatically become periodic tenancies, which renew monthly unless either party provides proper notice.
Tenants will no longer be tied to 12-month contracts and can serve notice to leave with two months’ advance notice. Landlords must also follow stricter processes if they wish to regain possession of their properties.
This change benefits tenants by:
- Increasing flexibility
- Reducing forced moves due to expiring contracts
- Preventing unexpected rent hikes mid-tenancy
Landlords, meanwhile, must adapt their processes and documentation accordingly.
What Has Delayed The Progress Of The Renters Rights Act?
Multiple factors have slowed the legislative progress of this long-anticipated reform:
- Political turnover, with four prime ministers since the Bill’s initial announcement
- The July 2024 general election, which caused the previous Bill to lapse
- Competing legislative priorities and limited parliamentary time
- Complex consultations and drafting of secondary regulations
While the current government has pledged to deliver the legislation, the complexity of implementation means that not all changes will be immediate.
What Should Tenants And Landlords Do In Preparation For The Bill?
Preparation is essential to ensure compliance and avoid legal disputes once the Act takes effect.
Tenants Should
- Understand the upcoming changes to tenancy structures and eviction rules
- Check if their deposit is correctly protected
- Be aware of their right to request pets or challenge rent increases
Landlords Should
- Update tenancy agreements in line with the new periodic tenancy model
- Prepare to use Section 8 notices and understand the new grounds
- Join a redress scheme and prepare for the national registration process
Proper documentation and legal compliance will be key for all parties involved.
How Does The Renters Rights Bill Fit Into Broader UK Housing Reforms?
The Renters Rights Bill is part of a broader strategy to improve housing conditions across the UK. It works in parallel with:
- Extension of the Decent Homes Standard to the private sector
- Implementation of Awaab’s Law to tackle damp and mould
- Creation of a national landlord database to improve transparency
These combined efforts aim to create a rental system that promotes tenant welfare while ensuring landlord accountability.
Changes To Eviction Grounds Under Section 8
| Eviction Reason | Current Rule | Post-Reform Rule |
| Rent Arrears Threshold | 2 months (8 weeks for weekly rents) | 3 months (13 weeks for weekly rents) |
| Notice Period for Rent Arrears | 2 weeks | 4 weeks |
| Selling or Moving Back In | No minimum tenancy period | Not allowed within first 12 months of tenancy |
| Re-letting Restrictions | No restrictions | Cannot re-let for 12 months |
| Anti-Social Behaviour | Requires evidence | Strengthened grounds and faster processes |
What Are The New Rules For Rent Increases And Bidding?
Rent increases are being streamlined under the new rules. Landlords will only be able to raise rents by serving a Section 13 notice, with a required two-month notice period. Existing rent review clauses in tenancy agreements will become void.
Tenants will retain the right to challenge the proposed increase in the First-tier Tribunal. However, the Tribunal’s powers will be limited to setting a rent that is either equal to or less than the proposed amount. It cannot set a higher rent than what was initially requested by the landlord.
The Bill also aims to eliminate rent bidding wars. Landlords and letting agents will be prohibited from advertising properties without a fixed rent or encouraging offers above the listed price. This is intended to prevent tenants from being priced out of properties during times of high demand.
Rent Regulation Reforms
| Area | Current System | New Rules Under The Bill |
| Rent Increase Frequency | Annually or by agreement | Once per year using Section 13 notice |
| Rent Review Clauses | Allowed | Rendered void |
| Notice Period for Increases | 1 month | 2 months |
| Tribunal Rent Setting Powers | Can set higher or lower rent | Can only confirm or lower rent |
| Rent Bidding | Common in high-demand areas | Banned entirely |
What Are The New Rules Around Discrimination In The Private Rented Sector?
The Bill introduces explicit provisions to combat discrimination in the rental market. Landlords and letting agents will no longer be allowed to:
- Refuse viewings or applications based on whether someone has children or receives benefits
- Include discriminatory clauses in tenancy agreements, mortgage conditions, or insurance policies
Local authorities will have new powers to enforce these rules and issue financial penalties for violations. This is part of the government’s effort to ensure that everyone has equal access to housing, regardless of personal circumstances.
What Is The Purpose Of The Private Landlord Database?
The Bill establishes a centralised national database of private landlords and rented properties. The database will:
- Track landlords who have received banning orders or fines
- Record compliance with registration and property standards
- Be accessible to tenants, landlords, and local authorities
Landlords who are not registered will be restricted from advertising or regaining possession of their properties. This measure is intended to raise standards and prevent rogue landlords from operating in the sector.
Conclusion
The upcoming Renters’ Rights Act represents the most substantial reform to the UK private rental sector in a generation.
While there are still uncertainties around implementation timelines, the commitment to fairer renting is now backed by clear legislative momentum. Both tenants and landlords must begin preparing for the new era of housing in the UK.
FAQs about the Renters Rights Bill in the UK
What is the difference between assured and assured shorthold tenancies?
Assured shorthold tenancies allow landlords to use Section 21 to evict tenants without cause, while assured tenancies offer greater security and require legal grounds for eviction.
Will landlords be able to increase rent at any time?
No, landlords will only be able to increase rent once a year using a Section 13 notice, with two months’ notice required.
Can a tenant keep a pet under the new rules?
Yes, tenants will have the right to request a pet, and landlords must respond within 28 days. Refusal must not be unreasonable.
How will the abolition of Section 21 affect ongoing tenancies?
Current tenancies will convert into periodic agreements, and Section 21 notices will no longer be valid after the new rules come into force.
Will the new rules apply to all landlords?
Yes, the Renters’ Rights Act will apply to all private landlords in England, including those renting through agencies or directly.
What happens if a landlord breaches the new rules?
Landlords may face fines, rent repayment orders, or legal action depending on the nature of the breach.
How can tenants challenge unfair rent increases?
Tenants can appeal rent increases served under Section 13 to the First-tier Tribunal. The Tribunal will ensure the proposed rent is fair.
