The long-awaited Renters Reform Bill has now evolved into what’s being called the Renters’ Rights Bill, and it’s finally taking shape. After years of discussion, couple of governments, multiple delays, and revisions, we now have a much clearer picture of what’s changing, when it’s happening, and how it’s going to affect landlords, tenants, and agents across England. It’s going to impact all landlords, but to different levels – a HMO landlord vs a buy to let property will have different elements of the bill that impact them. Luckily, we manage both and our fully managed landlords have us to help guide them through and navigate any issues.
In this blog, we’ll break down:
- What the Renters’ Rights Bill is.
- The biggest changes we now know are coming.
- When we expect it to come into force.
- What landlords and tenants should do now.
What Is the Renters’ Rights Bill?
The Renters’ Rights Bill (previously known as the Renters Reform Bill) is the Government’s biggest shake-up of the private rented sector in decades. It’s designed to give tenants more protection, improve property standards, and rebalance the relationship between renters and landlords.
Originally introduced in Parliament in 2023, it’s gone through several rounds of scrutiny. Now, in summer 2025, it’s nearing the finish line — with Royal Assent expected soon.
The Key Changes We Now Know Are Coming
1. Section 21 “No-Fault” Evictions Will Be Scrapped (We knew this was coming)
This is the headline change and something labour made a part of their election pledge . Section 21 notices which allow landlords to evict tenants without giving a reason, will finally be abolished. All tenancies will become open-ended (periodic), meaning landlords must give a valid reason (from a list set out in law, covered by Section 8 notices) if they want to end a tenancy.
What counts as a valid reason? Things like:
- Selling the property.
- Serious breaches of tenancy, like anti-social behaviour or rent arrears.
- You want to move back into your home.
- Major works to the house.
For landlords, this means adjusting how and when you serve notice. For tenants, it means greater stability and less fear of being asked to leave without warning.
2. All Tenancies to Be Periodic
There’ll be no more fixed-term 6 or 12 month contracts. All tenancies will run month-to-month, with both parties able to give notice to end them. The aim is to make it easier for tenants to leave poor-quality housing and for landlords to remove problematic tenants, using fairer grounds. We feel that this will mean that tenants are less secure early on as they can’t sign a fixed term contract, so whilst we see it a good thing people can leave bad tenancies – there is less stability for others who may have been happy to sign a longer contract e.g. a family moving to be close to a school.
3. Rent Increases Limited to Once a Year
Rent rises will be limited to one increase per year (they already were anyway) and to a ‘fair market value’. Landlords must give at least two months’ notice. Tenants will also have the right to challenge rent increases through a tribunal if they believe the rise is unfair or above market rate.
4. No More “Bidding Wars”
Landlords and agents will be banned from encouraging tenants to offer more than the advertised rent. This means no more sealed bids, no silent auctions — just one clear, fair asking price.
5. More Rights for Tenants to Keep Pets
Landlords will no longer be able to issue blanket bans on pets. Tenants will have the right to request a pet in writing, and landlords will only be able to refuse on reasonable grounds. You’ll also be able to ask tenants to take out pet insurance or agree to pet-related clauses in the tenancy.
If you’re a landlord of a flat, it’s worth checking the leasehold details as some leases do prohibit pets.
There isn’t a clarified list of reasonable grounds yet, but logical things like no Great Danes in a studio apartment will be hopefully a logical ground to refuse.
6. Better Property Standards with the “Decent Homes Standard”
The Decent Homes Standard, as already used in social housing, will now apply to the private rental sector. This means all rental properties must meet a minimum standard of safety, repair, and liveability.
If you’ve got damp, mould, broken heating, or unsafe electrics, this will need to be sorted. This part is about improving conditions across the board and in a set timeframe – you can’t just delay and keep giving excuses.
7. New Landlord Ombudsman and Property Portal
A new mandatory landlord ombudsman will be introduced to resolve disputes between landlords and tenants without going to court.
In addition, all landlords will be required to register their properties on a national property portal, which will act as a database for compliance checks, records, and accountability. More details to come from this, but the Government have said this will be funded with fines on bad landlords, but don’t hold your breath that there is some kind of charge to be added to join the list in the coming years.
8. No Discrimination Against Tenants on Benefits or with Children
It’ll become illegal for landlords to reject applicants just because they’re receiving housing benefits or have children. Property adverts will need to reflect this, no more “No DSS” or “Professionals only” language.
When Will It All Happen?
This is the big question and finally we have some answers.
Expected Timeline:
- Royal Assent (when the Bill becomes law): Expected late summer or early autumn 2025.
- Initial implementation: From late 2025, likely to apply to new tenancies first.
- Full rollout: By early to mid‑2026, the new rules will apply to all existing tenancies too.
The government has committed to giving at least six months’ notice before major reforms like the end of Section 21 come into effect.
This means landlords and agents should start preparing now, but the changes won’t all hit overnight.
What Should Landlords Do Now?
Here’s a quick checklist to help you stay ahead:
✅ Review your tenancy agreements — Make sure they’re ready for periodic tenancies.
✅ Check your property standards — Make repairs, tackle mould, and ensure safety features (like smoke alarms) are compliant.
✅ Prepare for fairer rent increases — Keep rent rises in line with local market rates, and keep good records.
✅ Rethink your stance on pets and benefits — Get ahead of the changes and adjust your adverts and processes.
✅ Start budgeting for future compliance — Registration, potential repairs, and legal support will become part of doing business in the new system.
At Front Door Lettings, we’re already working to help our landlords get ready for the new world of renting, without the stress.
Our summary
The Renters’ Rights Bill is more than just a change in legislation it’s a shift in how renting works in the UK and the biggest for decades. Whilst on the surface some of these seem scary, in reality if you’re a good landlord you don’t have much to worry about. It puts tenants on stronger footing, raises standards, and requires landlords to be more proactive, transparent, and accountable – something ‘bad’ landlords can be very guilty of.
For good landlords — especially those already providing decent, well-managed homes — this won’t be anything to fear. But for those still using outdated practices, it’s a wake-up call. However, if you’re already flouting some of the laws and rules in place, some won’t change and so for them it’s still business as usual.
We’ll be keeping all our landlords fully up to date as the rollout begins. If you’re not sure how the changes affect you or you just want someone to take care of it all for you — please get in touch with the team at Front Door Lettings.
