Renters' Rights Bill

What is the Renters' Rights Act?

Timeline for the Renters' Rights Bill

2025

Guidance provided

Official guidance on the changes will be provided to landlords and tenants.

By mid 2026

New rules

New eviction rules and rent regulations will come into effect.

End of 2026

Full enforcement

Full enforcement of all new regulations.

Timeline for the Renters' Rights Bill

2025

Guidance provided

Official guidance on the changes will be provided to landlords and tenants.

By mid 2026

New rules

New eviction rules and rent regulations will come into effect.

End of 2026

Full enforcement

Full enforcement of all new regulations.

Key changes

The Renters' Rights Act will introduce 10 key changes to existing housing legislation in the rental market. These are outlined below:

1. Abolishing Section 21: no more no-fault evictions

New guidelines will specify acceptable reasons for eviction, providing tenants with greater security.
Landlords will have to issue a Section 8 notice citing the valid reason and providing evidence thereof.
By abolishing Section 21, landlords can no longer evict tenants without a valid reason.

2. Transition to periodic tenancies

Fixed-term tenancies where tenants are obliged to remain for a set period will be abolished, and all tenancies will become Assured Periodic Tenancies.
This means that tenancies will continue on a rolling basis until the tenant decides to leave or the landlord establishes a valid reason for possession.
Expected notice periods will vary dependant on grounds for position, but generally will extend to two months notice for tenants, and four months for landlords.

3. Rental increase

Tenants will be able to appeal proposed rental increases to a First-tier Tribunal
Increases are limited to once per year and capped at market rate
Rent increase clauses will now be prohibited
Landlords will now be required to serve a Section 13 notice to increase rent

4. Rent bidding and market value

Landlords and agents will be banned from encouraging or accepting rent bids above the advertised price
Tenants will still be able to offer below advertised price but landlords will not be obliged to accept

5. Rent in advance

Upfront rent payments will now be capped at one months’ rent
Guarantors will become more important, particular for overseas tenants and those with insufficient credit history

6. New anti-discrimination laws

It will be illegal for landlords or agents to have blanket bans on renting to tenants receiving benefits, promoting fairer access to housing
It will also be illegal to discriminate against tenants on the basis that they have children, making housing more accessible for families

7. Pets

Tenants will have the right to request to keep a pet in the property, and landlords cannot unreasonably refuse
Landlords are not able to require tenants to have insurance to cover pet damage. However, pending a recent amendment, they may be able take an additional pet deposit of three weeks' rent.

8. Decent Homes Standard & Awaab's Law

Rental properties must meet the minimum quality and safety criteria
Local authorities will have increased power to enforce these standards

9. Private Rented Sector Database and Landlord Ombudsman

An independent ombudsman for the rental sector will resolve disputes between landlords and tenants, offering an alternative to court proceedings
Landlords will now be required to join a property portal which will inform landlords of their legal obligations and assist tenants in making informed housing decisions

10. New enforcement powers

The act will introduce new enforcement powers for local authorities
Landlords in breach of the law may face action, including fines and potential bans from operating in the sector

The Renters’ Rights Bill represents a defining moment for the lettings industry, and it’s natural that landlords feel uncertain about what the changes will mean in practice. At Hawes & Co, our role is to provide clarity, confidence and a steady hand through transition.

We take pride in being more than agents — we’re trusted partners who guide our landlords through every development with care and expertise. From legislative updates to day-to-day management, our goal is to ensure you feel informed, supported and ready for whatever comes next.

Renters' Rights Bill FAQs

What is an Assured Shorthold Tenancy?

An assured shorthold tenancy (AST) is the most common type of tenancy in England, typically offering fixed-term contracts with limited tenant security and allowing landlords to evict tenants without cause under Section 21.

Will the new legislation affect existing tenancies?

Yes, existing tenancies will transition to the new system over time. This means that any tenancy agreements created prior to the bill's introduction will still be subject to the terms of the new laws.

What does the abolition of Section 21 mean for landlords?

Section 21, known as a 'no-fault' eviction, allowed landlords to evict tenants without providing any grounds. When the Renters' Rights Bill is introduced, they will no longer be able to do this, and instead must use Section 8 with valid grounds.

Under the new laws, there will be a wide range of provisions for landlords to possess a property, including if the landlord wishes to sell the property.

Will I still be able to regain possession of my property?

Many landlords are concerned about possession of their property once the Renters’ Rights Bill becomes law and abolishes Section 21.

However, landlords will still be able to possess property using the Section 8 process, which includes specific legal grounds like selling the property, moving in, or serious rent arrears.

Can I reject applicants on housing benefit?

No. The Renters’ Rights Bill will prohibit blanket bans on tenants receiving benefits.

Can I refuse tenants with pets?

Under the new laws, tenants will have the right to request to keep a pet, and landlords will be required to consider their request, and must provide a valid, reasonable reason to refuse.

It is not yet clear what will be deemed a reasonable reason for refusal, but if a tenant feels that a landlord has unreasonably refused their requests they will be able to escalate their complaint to the Private Rented Sector Ombudsman or take their case to court.

How much notice will my tenant have to give me?

A tenant will be able to end a tenancy by giving two months' notice under the new periodic tenancy model.