We’ve had lots of landlords reaching out asking for advice or sharing their concerns about the Rent Reform bill as it passes from the commons to the House of Lords. Below we break down the most common questions we’ve been answering to help anyone concerned. As things progress, things below will change and alter – so if you’re reading this after about the end of February 2025 then probably check out one of our more recent posts.
1. When will the bill become law?
While the Bill was introduced to Parliament in May 2023, it still has to pass through multiple parliamentary stages (the House of Commons and then to the House of Lords). At the moment there is no specific date for full implementation, but Spring is likely, or possibly into early Summer. We expect (and hope) changes and new policies will be phased as you’re dealing with massive legislation, ramifications on peoples lives and living arrangements.
2. Will I still be able to take back possession of my property?
Yes, but the process and grounds for doing so will change. Under the Bill, “no-fault” Section 21 evictions will be abolished – this was a core manifesto promise from Labour. Removal of S21 will mean you can no longer evict a tenant without providing a specific reason or “ground.”
- New Reliance on Section 8: Landlords must use Section 8 grounds, such as rent arrears (the duration here is set to change from 2 months to 3 if in arrears), breach of tenancy, antisocial behaviour, or the landlord needing to sell or move back in.
- Expanding Grounds: The Bill adds or refines grounds like “landlord’s intention to sell” or “landlord’s intention to move in or for family to move in,” so genuine need for possession is still recognised.
- Potential Benefit: If you follow the correct process and have valid grounds, the reformed system aims to streamline evictions in serious cases (e.g., significant rent arrears), though the exact timelines might still involve court proceedings.
3. What is a periodic tenancy?
A periodic tenancy is one that runs on a rolling basis, often month-to-month, rather than for a fixed term (e.g., 6 or 12 months). Under the proposed reforms, new tenancies will default to periodic. For some this will make their tenancy less secure, currently you can take a longer AST (for multiple years at a time) and this will now be removed. Also we’re waiting to see what this means for students who are very happy and want to have fixed 48, 50 or 51 week tenancies to align with the student year.
Tenants and landlords can give notice at any point (subject to statutory notice requirements) going forward with just 2 months notice. This flexibility replaces the locked-in nature of fixed-term tenancies, currently 12 months as standard with 1 month rolling thereafter, potentially giving tenants more freedom to move and landlords more responsive ways to manage changes in circumstances.
4. What happens if my tenant serves notice on day 1 of the tenancy?
Under a mandatory periodic tenancy, tenants have the right to end the tenancy by providing valid notice at any time, even from the first day. However
- Notice Period: Typically, the tenant must give at least two months’ notice (exact period may be confirmed by the final legislation).
- Rent Liability: The tenant remains liable for rent during the notice period. So if they serve notice on day 1, they’re still required to pay rent until the notice period expires.
5. What happens if my tenant stops paying rent?
If your tenant fails to pay rent, you can use a Section 8 notice on the grounds of rent arrears. The Bill aims to strengthen the viability of these grounds by ensuring landlords can regain possession more reliably in cases of persistent arrears.
- Evidence Required: You’ll need to provide evidence of the arrears and follow the statutory notice periods.
- Court Process: If the tenant does not vacate after notice, you’ll need to apply for a possession order. The Bill may refine court procedures to expedite genuinely uncontested arrears cases, but precise details await final regulations.
6. What happens to my fixed contract once the bill passes?
Once the new system is enacted, existing fixed-term tenancies will continue until the end of their term, at which point they will convert to the new periodic arrangement.
- Renewals Post-Enactment: Any renewal or new tenancy created after the Bill’s commencement will be a periodic tenancy by default.
- Transition Period: The government may introduce transitional provisions, allowing landlords to adjust existing contracts. Keep an eye on official guidance for exact implementation dates.
7. How does a Section 8 eviction work?
Section 8 is used when a landlord has specific grounds for possession, such as rent arrears, breach of the tenancy agreement, or antisocial behaviour.
- Serve a Section 8 Notice: Specify the ground(s) and give the correct notice period (which depends on the ground).
- Apply to Court: If the tenant doesn’t leave by the notice expiry, you must apply to the county court for a possession order.
- Court Hearing: A judge will consider whether the ground is mandatory (the court must grant possession if proven) or discretionary (the court decides if it’s reasonable to grant possession).
Under the Bill, Section 8 will encompass all eviction routes (since Section 21 is being scrapped). Some new grounds—such as needing the property back to sell—will be introduced or clarified.
8. How much notice will I need to give to end a tenancy?
Under current proposals, the default notice period for landlords wishing to end a periodic tenancy (on grounds such as selling or moving back in) is two months. However, different grounds may carry different minimum notice periods. For example:
- Serious Rent Arrears: Potentially shorter notice if the arrears meet a certain threshold.
- Antisocial Behaviour: Could also be subject to shorter notice.
- Other Grounds: Some grounds may have specific statutory time frames, so the final rules should be consulted carefully once passed.
9. What information will need to be saved to the Private Rented Sector database?
The Renters (Reform) Bill introduces a new “Property Portal” or register for private rented properties. Landlords will likely be required to:
- Register Each Property: Provide basic details (address, ownership information, etc.).
- Show Compliance: Upload or confirm compliance documents such as gas safety certificates, Energy Performance Certificates (EPC), and other safety-related documents.
- Keep Records Updated: Failure to properly register or keep records up to date may result in penalties or difficulties in regaining possession.
10. What is the new Landlord Ombudsman?
The Bill sets out a mandatory Ombudsman scheme that all private landlords must join. The Ombudsman’s role is to resolve disputes between landlords and tenants without going to court, covering issues like repairs, deposit disputes, and other complaints.
- Binding Decisions: If the Ombudsman rules against a landlord, they can require the landlord to take specific action.
- Benefits: This is designed to be quicker and cheaper than court. Tenants benefit from easier dispute resolution, and landlords can potentially avoid costly litigation if disputes are handled fairly at an earlier stage.
11. Do I have to allow my tenants to keep pets in the property?
The Bill encourages landlords to allow pets and makes it easier for tenants to request them. Landlords cannot unreasonably refuse a request to keep a pet.
- Valid Grounds for Refusal: For instance, if the building’s leasehold agreement prohibits animals or if there are genuine safety/health concerns.
- Practical Considerations: You might ask the tenant to have pet insurance to cover potential damage, but you generally can’t charge a higher deposit above the legal cap.
12. What protection against pet damage do I have?
Because deposits are capped (usually at five weeks’ rent for most properties), landlords sometimes worry about damage from pets exceeding that amount. Under the Bill:
- Pet Insurance: You can request that tenants maintain pet insurance to cover damage or liabilities.
- Higher Rent: Some landlords adjust rent slightly to account for possible wear and tear, though it must be fair and justifiable.
- Inventory & Inspections: Having a detailed check-in inventory, regular inspections, and photographic evidence helps if disputes arise over damage.
13. What are the new discrimination laws?
While the Bill itself mostly focuses on tenancy reforms, it reinforces existing Equality Act 2010 protections to discourage discriminatory advertising or practices. Specifically:
- Source-of-Income Discrimination: “No DSS” or “no benefits” policies are seen as potentially discriminatory.
- Protected Characteristics: Age, disability, race, religion, sex, sexual orientation, etc. remain protected under broader UK law.
- Compliance: Landlords should ensure their advertising and tenant selection processes are fair and non-discriminatory.
14. What is ‘Awaab’s Law’?
“Awaab’s Law” is named after Awaab Ishak, a toddler who tragically died in a mould-infested home. Although initially proposed for social housing, the general principle is that landlords must address issues like damp and mould swiftly.
- Proposed Impact on Private Sector: The Bill may impose specific deadlines for handling severe disrepair or hazardous conditions, ensuring landlords address damp and mould promptly.
15. What is the Decent Homes Standard?
The Decent Homes Standard sets minimum quality criteria for homes, ensuring they are:
- Free from Serious Hazards
- In a Reasonable State of Repair
- Have Modern Facilities (e.g., kitchens/bathrooms in good repair)
- Provide a Reasonable Degree of Thermal Comfort (adequate heating/insulation).
Previously, this standard applied mainly to social housing. The Bill aims to extend it to private rentals, meaning landlords may need to upgrade properties to ensure compliance.
16. What are alternatives to rent in advance?
The Bill doesn’t explicitly ban rent in advance, but it highlights the importance of flexibility so tenants can better afford to move. Alternatives include:
- Guarantors: A UK-based guarantor can be liable if the tenant defaults on rent.
- Deposit Replacement Schemes: Instead of a lump-sum security deposit, some third-party schemes let tenants pay a monthly fee.
- Local Authority Support: In some cases, universal credit/housing benefit can be paid directly to the landlord.
17. The importance of high-quality tenant referencing
With the abolition of Section 21, landlords will rely more heavily on solid referencing to avoid issues. A good referencing process usually includes:
- Credit Checks: Assess a tenant’s financial stability.
- Employer References: Confirm salary and job security.
- Previous Landlord References: Check for past rent payment track record, property care, and behaviour.
- Why It’s Crucial: If eviction becomes more time-consuming or complex, you want to minimise risk by selecting reliable, consistent tenants.
18. How will the Bill affect rent levels?
The Bill introduces measures to ensure rent increases are fair and transparent. For instance, frequent or excessive rent hikes may be challenged through a tribunal.
- No Fixed-Term Rent Rises: Since tenancies are periodic, the landlord must follow statutory rules on timing and limit of increases.
- Rent Tribunals: Tenants can refer unjustified increases to the First-tier Tribunal, which will determine if the proposed rent aligns with local market rates.
19. What will actually change for our managed landlords?
In summary, the Renters (Reform) Bill brings several key changes:
- Abolition of Section 21: You’ll need a valid ground to regain possession.
- All Tenancies Become Periodic: No more automatic fixed terms.
- Decent Homes Standard: Higher minimum property standards.
- Property Portal: New registration and documentation requirements.
- Mandatory Ombudsman: Handling tenant-landlord disputes out of court.
- Pet Requests & Protections: More provisions around allowing pets.
- Antidiscrimination Enforcement: Stronger guidance to avoid biased letting.
- Stricter Notice Periods: Clear rules on when and how you can serve eviction notices.
Managed landlords should be prepared for more regulated processes around maintenance, record-keeping, and tenant communications. Work closely with your letting agent and stay updated on the Bill’s final form to ensure full compliance.
At Front Door Lettings, were keeping up to date with any changes to the legislation helping advise landlords as soon as there are changes they’ll need to abide by. We help keep landlords secure and compliant, keeping them on the right side of the rules.
