Renters’ Right Bill 2025: Potential Key Changes for Tenants and Landlords

The Renters’ Rights Bill, currently in draft form and having passed the committee stage, is set to introduce major changes to England’s rental housing market. Some of those changes would be the end of section 21 “no-fault“ evictions, cap on rent increases and new rules improving housing standards and accountability for landlords. While the final details of the Bill are yet to be confirmed, the following provides a general overview of what it could mean for both landlords and tenants.

The Renters’ Rights Bill is set to secure more right for tenants and more regulation for landlords

1. All Tenancies Become Periodic

• Fixed-term tenancies will be scrapped.

• Every tenancy will be periodic by default, giving tenants the right to stay indefinitely.

• Tenants can leave with 2 months’ notice.

• Landlords can only evict by proving specific legal grounds under Section 8.

2. Abolition of Section 21 “No-Fault” Evictions

• Section 21 notices will be abolished.

• Landlords must use Section 8 grounds (such as rent arrears or moving back in) and provide evidence.

• This prevents arbitrary or retaliatory evictions.

3. Clearer Section 8 Grounds

• New, updated grounds for possession will be introduced.

• Some grounds (e.g. sale of property or landlord moving in) will carry a 12-month protected period, meaning they cannot be used in the first year of a tenancy.

• Purpose-built student housing will have a dedicated possession route.

4. Stronger Protections Against Rent Increases

• Landlords can only increase rent once per year.

• They must give 2 months’ notice using a Section 13 notice.

• Tenants can challenge rises above the market rate at a First-tier Tribunal.

5. Cap on Rent in Advance

• Landlords cannot require or accept more than one month’s rent upfront once a tenancy has started.

• Councils can fine landlords up to £5,000 for breaches.

6. Ban on Rental Bidding Wars

• Landlords and letting agents will be banned from inviting or accepting offers above the advertised rent.

• This measure stops competitive bidding that pushes rents up unfairly.

7. Ban on Rental Discrimination (“No DSS / No Children”)

• It will be illegal to reject tenants just because they receive benefits or have children.

• This applies across England, Wales, and Scotland (different enforcement regimes in each).

• In England, councils can fine landlords up to £7,000.

• Insurance and mortgage clauses that encourage discrimination will be void.

8. Mandatory Private Rented Sector Database

• Every landlord must register on a new Property Portal (PRS Database).

• Councils can take action against unregistered landlords, including those who advertise without registration.

9. Private Rented Sector Ombudsman

• All private landlords must join the new PRS Ombudsman scheme.

• Free, impartial resolution of tenant disputes without going to court.

• The Ombudsman can order landlords to:

  • Pay compensation

  • Carry out repairs

  • Issue apologies

• Councils can fine landlords up to £40,000 for persistent non-compliance.

10. Pets in Rental Homes

• Tenants will have a legal right to request a pet.

• Landlords cannot unreasonably refuse.

• They may require pet insurance (or recover reasonable costs).

• Tenants can challenge refusals through the Ombudsman or courts.

11. Awaab’s Law in the Private Sector

• Landlords must fix serious hazards like damp and mould within set timeframes (time limits to be confirmed following consultation).

• Failure to act will be a breach of contract, with tenants entitled to compensation or enforcement action.

12. Decent Homes Standard for Private Rentals

• For the first time, the Decent Homes Standard will apply to the private rented sector.

• This sets a minimum standard for property condition, safety, and energy efficiency.

13. Stronger Rent Repayment Orders (RROs)

• Maximum award increases from 12 months’ rent to 24 months’ rent.

• Extended liability to superior landlords and company directors.

• New triggers include:

  • Failing to join the PRS Ombudsman or Database

  • Providing false information

  • Misusing possession grounds

• Repeat offenders will automatically face the maximum penalty.

14. Tougher Local Authority Enforcement

• Councils gain stronger investigatory powers, including access to:

  • Bank records

  • Accountant records

  • Tenancy documents

• New civil penalties:

  • Up to £7,000 for first/minor breaches

  • Up to £40,000 for serious/repeat breaches

• First time: civil penalties for illegal eviction.

• Criminal prosecution remains available for the worst cases.

The Renters’ Rights Bill is not yet law, but it is expected to pass with most of its core measures intact. It represents a huge shift towards tenant protections and higher standards in the private rented sector.

If you’re a tenant, this means more stability and stronger housing rights. If you’re a landlord, now is the time to prepare—understanding your new obligations will save you costly fines later.

What Tenants Should Know

• You’ll have more security and fewer risks of eviction.

• You can challenge unfair rent hikes.

• You’ll have stronger rights to repairs and safer homes.

• You’ll be able to keep pets more easily.

What Landlords Should Know

• Compliance will be non-negotiable.

• You’ll need to register on the PRS Database and join the Ombudsman.

• Evictions will only succeed with clear grounds and evidence.

• Fines and rent repayment penalties for non-compliance will be severe.

FAQs

When will the Renters’ Rights Bill come into force?
The Bill is still in Parliament. Commencement dates will follow Royal Assent, expected in late 2025.

Does the Renters’ Rights Bill apply in Wales or Scotland?
Most tenancy reforms apply in England only. The ban on rental discrimination applies across England, Wales and Scotland.

Will landlords still be able to increase rents?
Yes—but only once a year, with two months’ notice, and tenants can challenge unfair rises at tribunal.

Can tenants get compensation if landlords break the law?
Yes—through rent repayment orders (up to 24 months’ rent), the Ombudsman, or the courts.

If you have any questions about what this might mean for you and want to ensure your full rights or compliance, do not hesitate to reach out and talk to a member of our experienced team.