The Renters’ Rights Bill: A Complete Guide for Letting Agents
Updated: 23/04/2025
The Renters’ Rights Bill represents the government’s commitment to reform the private rental sector. Key proposals include ending Section 21 ‘no fault’ evictions, with the aim of providing tenants with greater security and stability. While these changes are designed to improve the system for both the 11 million private renters and 2.3 million landlords in England, they may present challenges for landlords navigating new compliance requirements and adapting to revised tenancy structures.
For landlords and letting agents, the reforms highlight the importance of staying informed and prepared for potential shifts in property management practices. Balancing tenant stability with landlord rights will be central to ensuring a smooth transition under the new legislation. As these changes progress, maintaining a proactive approach will help mitigate risks and adapt to the evolving regulatory landscape confidently.
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Latest Updates
23rd April 2025
House of Lords Committee Stage sittings started - view the Committee Stage Summary blog
27th March 2025
The bills progress has slowed in Parliament - read our blog explaining Why the Delays and What this Means
19th March 2025
House of Lords Committee Stage scheduled to start 22nd April 2025
4th February 2025
2nd reading the House of Lords took place - view what was discussed in our 2nd Reading Summary blog
15th January 2025
House of Lords first reading of the proposed bill
14th January 2025
The Report stage and 3rd reading in the House of Commons was completed allowing the bill to pass to the House of Lords
Overview of Bill Measures
Abolish section 21 evictions: Section 21 evictions will be abolished, transitioning all assured tenancies to periodic agreements. This change provides tenants with greater security and the ability to challenge rent increases or poor practices without fear of eviction. Landlords may face challenges in regaining possession of their properties under this new system, which will be implemented in one stage.
Ensure possession grounds are fair to both parties: New safeguards aim to balance tenant security with landlords’ ability to recover their property for legitimate reasons, such as selling or moving in. However, landlords may face stricter requirements and longer timelines for evictions, as well as limits on grounds that could be perceived as unfair.
Provide stronger protections against backdoor eviction: Landlords will still be able to set rents at market rates, but tenants can appeal excessive rent increases designed to force them out. An independent tribunal will oversee disputes, which may add complexity and delays for landlords attempting to adjust rents.
Introduce a new Private Rented Sector Landlord Ombudsman: A mandatory ombudsman will resolve tenant complaints quickly and impartially. While this aims to improve dispute resolution, landlords may face additional scrutiny and binding decisions that could impact their operations.
Create a Private Rented Sector Database: Landlords will need to register on a new database to demonstrate compliance with legal obligations and access certain possession grounds. This may increase administrative burdens and expose landlords to greater enforcement activity by local councils.
Give tenants strengthened rights to request a pet in the property: Landlords must consider tenant requests for pets and cannot unreasonably refuse them. While pet insurance can be required to cover damages, landlords may have less control over property usage and potential risks associated with pets.
Apply the Decent Homes Standard to the private rented sector: The introduction of this standard aims to improve housing quality but could require landlords to invest significantly in upgrading properties to meet stricter criteria, potentially increasing costs.
Apply ‘Awaab’s Law’ to the sector: Landlords will face legal deadlines for addressing serious hazards in their properties. Non-compliance could result in penalties, adding pressure for timely maintenance and repairs.
Make it illegal for landlords and agents to discriminate against prospective tenants in receipt of benefits or with children: This measure ensures fairness but limits landlords’ discretion over tenant selection, potentially increasing risks related to affordability or property care.
End the practice of rental bidding: Landlords and agents will be prohibited from accepting offers above advertised rents. This restricts flexibility in pricing strategies and may reduce opportunities for higher rental income in competitive markets.
Strengthen local authority enforcement: Local authorities will gain expanded powers for enforcement and penalties. Landlords may face increased oversight, reporting requirements, and higher fines for non-compliance.
Strengthen rent repayment orders: Penalties for repeat offenders will double, and superior landlords can now face repayment orders. This creates greater financial risks for landlords who fail to comply with regulations.
Where is the Bill in the Parliamentary Process?
The bill has successfully completed all stages in the House of Commons, including the First Reading, Second Reading, Committee Stage, Report Stage, and Third Reading.
Currently, the bill is under consideration in the House of Lords. It has passed the First and Second Readings and is now at the Committee Stage, where detailed examination by peers is scheduled to start on the 22nd of April, 2025 with the first sitting. This phase is critical for refining the bill before it moves further through the legislative process.
When will the Bill become Law?
The Bill is currently is advancing steadily through Parliament (despite a slight slow down) and is expected to receive Royal Assent by the summer recess in July 2025. Following this, a transition period will allow landlords and letting agents to prepare for the changes, with full implementation anticipated by October 2025. This timeline reflects the government's commitment to delivering a comprehensive overhaul of the private rental sector while ensuring stakeholders have adequate time to adapt.
The bill is currently undergoing detailed scrutiny in the House of Lords, with committee sessions scheduled throughout April 2025. While some amendments are under discussion, the legislation is expected to pass with minimal changes, marking a significant shift in rental laws aimed at balancing tenant protections with landlord responsibilities.
What will I need to do once the Bill takes effect?
Once the Renters' Reform Bill takes effect, there will likely be changes to your responsibilities as a landlord or tenant, but the exact details are not yet finalised. While we can’t say for certain what will be required, we can be confident that the bill will introduce certain measures such as abolishing Section 21 "no-fault" evictions and a simpler tenancy framework. Based on what currently looks likely to pass in the bill:
Letting Agents and Landlords
Review Tenancy Agreements: Ensure all agreements are legally compliant, up-to-date, and clearly outline the rights and responsibilities of both parties.
Assess Property Compliance Workflows: Verify that processes for safety certifications, inspections, and legal requirements are efficient and meet current regulations.
Implement Tenancy Setup and Management Tools: Utilise reliable tools to streamline tenancy administration for greater accuracy and reduced errors.
Conduct High-Quality Tenant Referencing: Perform thorough checks on employment, credit history, and rental track records to minimise risks.
Monitor Legislative Updates: Stay informed about the progress of relevant bills, such as changes to eviction laws or rent controls, to ensure compliance with evolving regulations.
Tenants
You should stay updated and familiarise yourself with their rights as the bill develops - it’s essential for tenants to remain informed and understand their rights as the legislation progresses.
