Renters Rights Bill - Are you Prepared?

The long‑anticipated Renters’ Rights Bill (also referred to as the Renters’ Rights Act 2025) is poised to reshape the private rented sector in England and Wales. For landlords, understanding what the bill entails and how to adapt is crucial. This guide breaks down the key changes, timelines and practical steps you can take to stay ahead of the curve.

What is the Renters’ Rights Bill?

The Renters’ Rights Bill is part of the government’s ongoing efforts to rebalance the rental market and strengthen protections for tenants. Draft legislation was introduced in 2025, with full implementation expected on a future Commencement Date (likely 2026). When enacted, it will bring the most significant changes to tenancy law since the Housing Act 1988.

Key changes at a glance

The bill introduces several reforms aimed at giving tenants greater security and clarity while providing landlords with clearer rules for repossession:

• Abolition of Section 21 notices – so‑called “no‑fault” evictions will end. Landlords seeking possession will have to rely on Section 8 grounds and demonstrate legitimate reasons (e.g., rent arrears or property sale)theindependentlandlord.com.

• All tenancies become periodic – fixed‑term assured shorthold tenancies (ASTs) will disappear. New and existing tenancies will automatically convert to rolling monthly contracts. Tenants can give two months’ notice at any timetheindependentlandlord.com.

• Ban on rent in advance – landlords will no longer be able to demand more than one month’s rent upfront. Rent increases must follow the statutory Section 13 (Form 4) processtheindependentlandlord.com.

• Right to keep pets – tenants will have an implied right to keep a pet in the property, subject to reasonable conditionstheindependentlandlord.com.

• Written statement of terms – landlords will be obliged to provide a written statement setting out key tenancy terms, including rent, responsibilities and contact detailstheindependentlandlord.com.

• Enhanced enforcement – local authorities will have greater powers to issue civil penalties for non‑compliancetheindependentlandlord.com.

These provisions aim to create a more transparent rental market while ensuring landlords remain accountable for property standards and fair treatment.

When will the bill take effect?

As of October 2025, the Renters’ Rights Bill has not yet been enacted. Once the legislation receives Royal Assent, a Commencement Date will be announced—likely sometime in 2026—when the reforms come into force. The delay allows landlords time to adjust tenancy agreements, business processes and expectations.

What does this mean for landlords?

For landlords accustomed to fixed‑term ASTs and Section 21 notices, the bill represents a major shift. Here’s how it affects you:

Greater reliance on Section 8

Without Section 21, repossession must be pursued under Section 8, which requires demonstrating specific grounds (e.g., rent arrears, anti‑social behaviour, breach of contract or the landlord’s intention to sell/occupy the property). Preparing adequate evidence and following proper notice periods will be essentialtheindependentlandlord.com.

Flexible but less predictable tenancies

Periodic tenancies mean tenants can leave with two months’ notice at any timetheindependentlandlord.com. Landlords lose the certainty of fixed terms but can adjust rents annually through the statutory Section 13 proceduretheindependentlandlord.com. Keeping properties well‑maintained and rents competitive will encourage tenants to stay longer.

Adjusting rent payments

The ban on rent in advance means you cannot ask for six months’ rent up front. Rent will be paid monthly in arrears, and increases must be justified and set out using the prescribed Form 4 noticetheindependentlandlord.com. This may affect cash flow, so landlords should plan budgets accordingly.

Preparing for pets

The implied right to a pet means blanket bans will not be enforceable; instead, you can require tenants to request permission and impose reasonable conditions (such as pet damage insurance). Existing insurance policies may need revising to cover potential pet‑related damage.

Record‑keeping and communication

The requirement to provide a written statement of terms encourages transparency. Landlords should prepare comprehensive documentation that outlines responsibilities, deposit handling, safety certificates, contact details and complaint processestheindependentlandlord.com. Keeping clear records will help if disputes arise.

Professionalisation of the sector

The bill signals an ongoing push towards professional standards in lettings. Compliance with energy‑efficiency rules (minimum EPC E and proposed EPC C by 2028/2030landlordstudio.com), gas and electrical safety inspections, deposit protection and licensing will remain critical. Consider joining a professional association or working with an accredited letting agent to stay compliant.

How to prepare: Practical steps

1. Review existing tenancies – Identify which tenancies may convert to periodic agreements upon commencement. Begin drafting updated terms that reflect the new rules.

2. Update tenancy agreements – Ensure your contracts do not reference Section 21 and that rent increase clauses align with Section 13 procedures. Include fair clauses regarding pets and specify repair obligations.

3. Strengthen tenant selection – Thorough referencing and clear communication at the start of the tenancy reduce the risk of disputes. A well‑selected tenant is more likely to pay rent on time and treat the property with respect.

4. Plan for cash‑flow changes – Without large rent‑in‑advance payments, ensure you have contingency funds to cover void periods or unexpected repairs.

5. Document everything – Maintain accurate records of rent payments, correspondence, inspections and maintenance. This will be crucial if a Section 8 eviction is ever necessary.

6. Stay informed – Legislation may still change during the parliamentary process. Follow updates from trusted sources such as:

   • The Independent Landlord’s detailed guide on the Renters’ Rights Acttheindependentlandlord.com.

   • Government guidance on the Minimum Energy Efficiency Standards (MEES)landlordstudio.com.

   • Professional bodies like the National Residential Landlords Association (NRLA) for ongoing training and advice.

     
     

Additional resources

• “Renters’ Rights Act: The 12 Key Provisions” – A thorough breakdown of the bill’s changes and how they affect landlordstheindependentlandlord.com.

• “EPC Regulations for 2025: What Landlords Should Know” – An overview of current and proposed energy‑efficiency ruleslandlordstudio.com.

• Government guidance on MEES – Detailed rules for ensuring your property meets the minimum EPC ratinggov.uk.

• NRLA webinars and resources – Training sessions and articles designed to help landlords navigate changing legislation.

  
  

Final thoughts

The Renters’ Rights Bill will usher in a new era of rental regulation, focusing on tenant security and professional standards. Although some landlords may view the reforms with apprehension, preparation and adaptability will mitigate risks. Embracing transparent communication, maintaining well‑presented properties and keeping abreast of legal obligations will not only help you comply but also build trust with tenants. In a market where supply remains constrained and professionalism is increasingly valued, being prepared for the Renters’ Rights Bill could become a competitive advantage.