The Renters Reform Bill marks the biggest shake-up of private renting laws in England for more than 30 years. First introduced in Parliament in 2023 and now advancing under the updated name Renters’ Rights Bill, this legislation is set to change the way landlords and tenants interact — from tenancy agreements to eviction procedures and rent increases.
This blog breaks down what’s in the Bill, how it affects you, and when it’s expected to come into force.
What is the Renters Reform Bill?
The Renters Reform Bill is a piece of legislation aimed at improving security, standards, and fairness in the private rental sector. The goal is to give tenants more protection and make landlords more accountable, while still allowing landlords to regain possession in reasonable circumstances.
Originally promised in the 2019 Conservative manifesto, the Bill seeks to address long-standing issues in the rental market, including the power imbalance between tenants and landlords, the lack of long-term security, and the need for better property standards.
What Changes Are Coming?
1. Section 21 “No-Fault” Evictions to Be Abolished
Landlords will no longer be able to evict tenants without giving a valid reason. Acceptable grounds will include rent arrears, property sale, or antisocial behaviour.
2. Rolling Periodic Tenancies
All fixed-term assured shorthold tenancies (ASTs) will become periodic. This gives tenants more flexibility to leave with notice, while landlords must follow specific grounds to end the tenancy.
3. Rent Increase Limits
Rent can only be increased once per year, and landlords must use a formal Section 13 notice to do so, giving tenants proper warning.
4. No More Rental Bidding Wars
Landlords and agents will be banned from encouraging tenants to outbid each other. Upfront rent will be limited to one month plus deposit.
5. New Landlord Ombudsman and Property Portal
A government-approved ombudsman will handle complaints from tenants. All landlords will be required to register their properties in a new Private Rented Sector (PRS) database.
6. Better Property Standards
Landlords must comply with the Decent Homes Standard, ensuring their properties are safe and well-maintained. Awaab’s Law will also set stricter timelines to fix health hazards like mould.
7. Fairer Access for All Tenants
It will be illegal to discriminate against tenants receiving benefits, those with children, or those requesting to keep pets (within reason).
When Will It Come Into Force?
- The Bill passed through key stages in the House of Lords in May 2025.
- The Report Stage is set for 1st July 2025, followed by a final reading.
- Royal Assent (official approval) is expected in July or August 2025.
Likely Start Date:
Implementation is expected to begin between October 2025 and early 2026.
However, some parts of the Bill (like the Section 21 ban) may be delayed until spring 2026 to give landlords time to adjust.
How Will It Impact Tenants and Landlords?
For Tenants:
- More security — no more “no-fault” evictions
- Better protection against sudden rent hikes
- Easier to rent with pets
- Clearer route for complaints and repairs
For Landlords:
- Section 21 no longer available — evictions must use Section 8 with valid grounds
- Rent increases limited to once a year
- Stricter rules around property conditions and registration
- Potential increase in admin and compliance responsibilities
Some landlords have expressed concerns and may reconsider their rental portfolios, which could impact availability of rental stock in the market.
What Should You Do Now?
For Landlords and Letting Agents:
- Review your current tenancy agreements and prepare to switch to rolling tenancies
- Plan rent reviews and ensure you’re using Section 13 procedures
- Begin auditing property standards to meet the Decent Homes Standard
- Stay informed about the launch of the new PRS database and ombudsman scheme
Final Thoughts
The Renters Reform Bill is a major shift toward tenant protection, but it also introduces new responsibilities for landlords. With Royal Assent expected soon and changes beginning as early as late 2025, it’s crucial for everyone involved in the private rental sector to prepare now.
