It’s been in and out of the news recently, but if you’re one of England’s 2.3m landlords or 11m private tenants, how much do you really know about the Renters’ Rights Bill?
Essentially, the Bill was introduced in September 2024 to strengthen tenants’ rights and introduce new requirements for property standards and rent rises. Described as one of the biggest-ever overhauls of private renting in England, it set out to transform the country’s private renting experience. Overall, the aim is to grant renters greater protections while also introducing some significant changes for landlords.
It follows a Renters (Reform) Bill the previous government introduced, but which did not become law before the July 2024 election kicked in.
Having gone through the Second Reading stage in the House of Lords, as of April 2025 the Bill is undergoing detailed scrutiny during its Committee Stage in the Lords. After this, it will have to pass the Report Stage before having its Third Reading. It’s expected to become law this summer.
What proposals are included?
· The end of ‘no-fault’ or Section 21 evictions: This does away with Section 21 (of the Housing Act 1988) processes, which allow landlords to evict a tenant in England with two months’ notice, without giving a reason, at the end of the fixed-term of a tenancy. Landlords will now need a valid, legally definable reason to end tenancies, such as anti-social behaviour or rent arrears. However, if you’re a landlord and want to sell or move back in, you’ll still be able to do so.
· A simpler structure for tenancies: Instead of fixed-term contracts, there will be just a single system of periodic tenancies, allowing tenants to give two months’ notice whenever they wish, meaning renters won’t be tied in to lengthy commitments.
· Rent rises: Landlords will only be able to increase rents annually, in line with market rates, giving tenants greater stability and preventing unjust, sudden rises. ‘Bidding wars’ will also end – meaning clear asking rents will be published and no offers above them can be accepted, to stop over-inflated prices in markets which are competitive.
· Lifetime deposits: A single ‘lifetime’ deposit arrangement will aim to reduce the costs of moving home, and do away with tenants having to make a new downpayment before the last one has been returned.
· Further rights for tenants: The Bill introduces a new right for tenants to request to keep a pet in a rental home, although landlords can still refuse this on reasonable grounds, and, for example, can also ask tenants to take out pet insurance. Equally, landlords will not be able to turn away renters just because they claim benefits or have children.
· Awaab’s Law and the Decent Homes Standard: Awaab’s Law came in following the death of Awaab Ishak in December 2020, attributed to a respiratory condition caused by mould exposure at his home. To avoid penalties, landlords must now rectify health risks from mould, damp and so on within a specified timeframe. Meanwhile, the Decent Homes Standard already used in the social housing sector will encompass privately rented homes.
Other proposals in the Bill include a new ombudsman for the private rented sector to resolve disputes fairly, a new database to help landlords understand their responsibilities, plus greater enforcement powers for local authorities.
The Bill has come in for criticism from some quarters, for example, the National Residential Landlords Association described some measures as ‘punitive’, while others have warned it could drive landlords from the market, pushing up rents further. Meanwhile, for its part the government says:
“The Bill will give renters more stability and security so they can stay in their homes for longer, build lives in their communities and avoid the risk of homelessness.”
For landlords, the planned changes also present an opportunity, for example in terms of enhanced renter retention. If you let out a place, prepare now by reviewing your tenancy agreements, ensuring property compliance and staying across potential updates as the Bill progresses through Parliament.
Talk to Carter & May
Leading Salisbury estate agent Carter & May has many years’ experience in the rental sector and cover the city and surrounding areas. We fully understand the implications of the Bill, so we’re happy to discuss them with you.
Talk to us whether you’re a landlord with somewhere to let out, or a renter who wants to know more about our renting process. Browse our site and get in touch today.