Letting Agents: Here’s What the Renters’ Rights Bill Means for You

What is the Renters’ Rights Bill?

The Renters’ Rights Bill is a forthcoming piece of legislation aimed at introducing long-awaited changes to the Private Rented Sector (PRS). Its main objective is to provide renters with greater stability in their homes and more power to leave properties that fall below acceptable standards.

According to the Government, although most landlords offer a good service, the PRS currently delivers “the least affordable, poorest quality, and most insecure” housing among all tenure types, highlighting the need for reform.

The Bill proposes to:

• End fixed-term assured short-hold tenancies (ASTs): All rental agreements will become rolling (periodic) tenancies.

• Control rent increases: Landlords will only be able to raise rent through a Section 13 notice, which can be issued just once a year.

• Scrap Section 21 evictions: “No-fault” eviction notices will no longer be permitted.

• Expand Section 8 eviction grounds: New and revised mandatory and discretionary grounds will be introduced to reflect the removal of Section 21.

• Ban bidding wars for rentals: Landlords and letting agents won’t be allowed to accept offers above the advertised rent price.

• Establish a landlord ombudsman: An independent body will mediate disputes between landlords and tenants.

• Create a national PRS database: This will track property and landlord compliance across the rental market.

• Apply the Decent Homes Standard: All rental properties will be required to meet a minimum quality threshold.

• Prevent discrimination: Landlords will be prohibited from rejecting tenants based on receiving benefits or having children.

• Permit tenants to have pets: While landlords can't unreasonably deny requests for pets, they may require tenants to get insurance for potential damages.

  
  

How does the Renters’ Rights Bill differ from the Renters Reform Bill?

Feature	Renters Reform Bill	Renters’ Rights Bill
End Section 21 evictions	✅	✅
Linked to court reform	✅	❌
Strengthen possession grounds	✅	✅
Apply Decent Homes Standard	✅	✅ (with Awaab’s Law)
Cap rent increases to once yearly	✅	✅
Ban discrimination	✅	✅
Allow pets in rentals	✅	✅
Landlord ombudsman	❌	✅
Ban rent bidding wars	❌	✅
Create PRS compliance database	❌	✅
Toughen enforcement	❌	✅

The Renters Reform Bill laid the groundwork for many of the same changes proposed in the Renters’ Rights Bill. Initially introduced by the Conservative Government, the earlier Bill stalled amid an anticipated shift in power toward Labour. Its key proposals included:

• Abolishing Section 21 after overhauling the court system to manage more Section 8 claims

• Strengthening Section 8 eviction grounds

• Applying the Decent Homes Standard to all rental housing

• Limiting rent increases to once per year

• Protecting tenants from discrimination based on benefits or children

• Encouraging landlords to allow pets to support tenant wellbeing

When is the Renters’ Rights Bill expected to become law?

The Bill is currently on course to receive Royal Assent before Parliament’s summer recess in July. Once passed, it will take effect no sooner than two months later, making it likely to come into force between October and December 2025.

Originally, the legislation was anticipated to pass shortly after Easter. However, delays during the committee stage have shifted the timeline.

The Government aims to fast-track major reforms, like abolishing Section 21 and transitioning to periodic tenancies, though some provisions might be introduced more gradually depending on parliamentary feedback and amendments from the House of Lords.