Renters’ Rights Bill: What It Means for Landlords and Tenants
At Smart Lettings, we pride ourselves on our expertise across Wales and our expanding portfolio of managed properties in England. With the evolving legal landscape, particularly the new Renters’ Rights Bill progressing through the UK Parliament, we want to keep you fully informed on what this means for you as a landlord or tenant in England.
What is the Renters’ Rights Bill?
The Renters’ Rights Bill is a landmark reform aimed at creating a fairer, more transparent private rental market in England. While Wales already has some similar protections in place, through the Renting Homes (Wales) Act 2016, this legislation represents a significant shift for English landlords and tenants alike.
The Bill cleared the Committee Stage in the House of Lords on 15 May 2025, and the next step, the Report Stage, will take place over three sessions between 1–15 July. It seems unlikely the Bill will complete the final stages and gain Royal Assent before Summer recess, however, key measures - like changes to tenancy agreements and possession rules – could still come into force later this year. More complex elements, such as the landlord and agent database and the Decent Homes Standard, are expected to follow in 2026 or 2027.
Key Changes to Know
1. End of ‘No-Fault’ Evictions (Section 21 Abolished)
One of the most transformative changes is the abolition of ‘no-fault’ evictions under Section 21 of the 1988 Housing Act. Landlords will need to provide legitimate reasons to regain possession of their properties, such as rent arrears or anti-social behaviour, by issuing a Section 8 notice. The government is also investing in digital court services to speed up possession claims and reduce delays.
2. Rent Increase Restrictions
Rent can only be increased once per year and must reflect the local market rate. This approach aims to provide more stability for tenants and predictability for landlords. Pricing your property correctly remains crucial, and our expert agents are on hand to assist with accurate valuations.
3. Tenants’ Right to Have Pets
Tenants will have the right to request permission to keep pets, and landlords cannot unreasonably refuse. However, landlords can ask tenants to obtain pet insurance to cover potential damage, protecting your investment while welcoming a broader range of tenants.
4. Transparency in Rent Bidding
The Bill bans landlords from encouraging or accepting rent bids above the advertised price. This will help simplify the rental process and ensure fairness in a market where demand often exceeds supply.
5. Extension of Awaab’s Law to Private Rentals
Originally focused on social housing, Awaab’s Law, which mandates strict deadlines for landlords to address issues like damp and mould, is expected to extend to private rentals in due course. Keeping properties well-maintained remains essential.
6. Shift to Periodic Tenancies
Fixed-term assured tenancies will be replaced by periodic tenancies, allowing tenants to stay until they give two months’ notice to leave. A twelve-month ‘no eviction’ protected period at the start of each tenancy will be introduced, and landlords will need to provide four months’ notice if they want tenants to leave after that.
7. Ban on Blanket Benefit Discrimination
Landlords will no longer be able to impose blanket bans on tenants claiming benefits or families with children. Each application must be considered on its individual merits, ensuring fairer access to housing.
8. New Ombudsman and Property Portal
A dedicated Ombudsman will be set up to mediate tenant-landlord disputes, and a new online Property Portal will provide a comprehensive database of residential landlords and rental properties in England. These measures are expected to roll out gradually over the next few years.
What Does This Mean for Smart Lettings Clients?
For landlords, these reforms mean adapting to a more regulated and transparent rental environment, but for those who maintain their properties to a high standard and follow tenancy agreements carefully, the impact will be manageable. Our team has extensive experience navigating similar regulations in Wales, and we are well-equipped to guide you through these changes in England.
For tenants, the Bill offers enhanced security and protections, contributing to a more balanced and fair rental market.
Need Support or Advice?
If you have any questions or concerns about how the Renters’ Rights Bill might affect your property or tenancy in England, please don’t hesitate to get in touch with our expert team. We are here to provide tailored advice and ensure your interests are safeguarded through this period of change.
