Update on Renters's Rights Bill

The Renters’ Rights Bill is new legislation set to transform the Private Rented Sector (PRS). Its aim is simple: give tenants greater security in their homes, while tackling poor-quality housing and unfair practices.

The Government has been clear: too many renters face insecurity, unaffordable rents, and substandard homes. This Bill is designed to change that.

The Key Reforms

• End of fixed-term tenancies – All Assured Shorthold Tenancies (ASTs) will automatically become periodic.

• Rent increases capped – Rent can only be increased once a year via a Section 13 notice.

• No more Section 21 evictions – “No-fault” evictions will be abolished.

• Expanded Section 8 grounds – Landlords will have updated grounds for possession instead.

• Ban on rental bidding wars – Properties must be let at the advertised price.

• Decent Homes Standard – All rental properties must meet minimum quality standards.

• Pets in lets – Landlords can’t unreasonably refuse pets.

• No discrimination – Tenants on benefits or with children can’t be refused.

• New landlord ombudsman – A fair route to resolve disputes without the courts.

• PRS database – A central register of landlords and compliance records.

• Awaab’s Law – Strict timescales to fix hazards like damp and mould.

Renters’ Rights Bill vs Renters Reform Bill

The Renters’ Rights Bill builds on the former Renters Reform Bill, adding new protections such as banning rental bidding wars and applying Awaab’s Law. Crucially, Section 21 will be abolished without waiting for court reform.

When Will It Happen?

The Bill is expected to receive Royal Assent in September 2025.

Most measures will take effect in early 2026, with immediate changes to ASTs and Section 21.

What It Means for Landlords & Agents

• Tenancy agreements – All ASTs convert to periodic overnight.

• Rent reviews – Annual increases only, via Section 13.

• Possession – Section 8 becomes the main route, with expanded grounds.

• Compliance – All homes must meet the Decent Homes Standard and Awaab’s Law requirements.

• Fees & renewals – Renewal fees will disappear; landlords and agents will need to review income models.

• Preparing for the Changes

At Daniel & Hulme, we’re already working with landlords to:

• Update tenancy agreements and processes.

• Ensure compliance with new housing standards.

• Advise on possession routes and rent increases.

• Protect rental income with legal and rent protection options.

Need advice on how the Renters’ Rights Bill will affect you?

Contact us today – we’re here to guide landlords through the changes with clear, practical support.

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