An update on the Renters' Rights Bill
The Renters’ Rights Bill is the latest legislative effort aimed at reforming the private rented sector in England. Its key objective is to strengthen tenant rights and bring greater consistency, fairness and safety to rental housing.
The Renters’ Rights Bill is the latest legislative effort aimed at reforming the private rented sector in England. Its key objective is to strengthen tenant rights and bring greater consistency, fairness and safety to rental housing.
The Bill was introduced in the House of Commons on 11 September 2024 and had its second reading on 9 October 2024.
It went through the House of Commons very quickly and completed its Commons stages on 15 January 2025. Then it moved to the House of Lords, moving much slower and completed its passage on 21 July 2025.
After the Lords’ changes, the Bill returned to the Commons for “consideration of Lords amendments” (the “ping-pong” stage) on 8 September 2025.
Finally, on 8 September, the Labour government threw out all the amendments and referred to the Lords.
What are the key changes?
- Abolition of Section 21 “no fault” evictions: Landlords will only be able to evict under specific Section 8 grounds.
- End of fixed-term tenancies: All tenancies will become open-ended, giving tenants the ability to leave with two months’ notice at any time.
- Greater reliance on the courts for possession: Landlords must prove valid grounds for eviction, including arrears or anti-social behaviour.
- Limit on rent in advance: Capped at one month and cannot be requested before a tenancy agreement is signed.
- Tenants’ right to request a pet: Landlords must not unreasonably refuse and can require pet insurance – but the deposit cap remains.
- Landlord redress scheme: All landlords will be legally required to join a redress scheme – like what’s already in place for letting agents.
- Section 13 notices – will be the only way to increase rent during a tenancy and a landlord will need to give two months’ notice instead of 1.
Some further detail
Section 8 – new grounds:
- Ground 1: Occupation by landlord or family – this is for a landlord or a member of close family can seek possession to live in the property themselves. This can only be used after the first 12 months of the tenancy and has a notice period of 4 months. Also, once notice is given, a landlord must not re-let or market the property to others (outside family) for 12 months
- Ground 1A: Sale of the property – this is for if a landlord intends to sell the dwelling-house. This cannot be used in the first 12 months and has four months notice. There is the same restriction on re-letting/marketing for 12 months after giving notice/making possession claim.
- Ground 4A: Student HMOs – This is for HMOs (Houses in Multiple Occupation) let to full-time students: when landlord wants possession at end of academic year. Can only be used if both the property is a HMO and let out in its entirety to students.
- Pets –Under the Renters’ Rights Bill, your tenants will have a legal right to request a pet, and landlords can no longer impose blanket “no pets” bans. A landlord must respond in writing within 28 days of a request and can only refuse if they have a good reason, such as the property being unsuitable, restrictions in a head lease, or genuine health concerns. If consent is given, the tenancy agreement should be updated to reflect the arrangement and make clear the tenant’s responsibility for the animal. The requirement for a tenant or landlord to take out pet insurance are still part of the bill
- Fixed term tenancies – from the chosen implementation date, all tenancies will cease to be fixed term or periodic, and all will become periodic. Tenants will be able to give two months’ notice to vacate at any point.
So, what should Landlords do now?
✅ Review your tenancy agreements – Understand what will need to change, especially around fixed terms and Section 13s.
✅ Brush up on Section 8 – Get familiar with the grounds for possession and how to evidence them. You may be relying on them more than ever.
✅ Keep records tight – A solid paper trail will be essential for navigating disputes, court proceedings, or dealing with pet policies so everything must be evidenced.
✅ Talk to us – We are here to support you and to put your fears to rest. It is our responsibility as your agent to make sure that we keep up to date with all the latest updates and insight from the industry.
Final Thoughts
Yes, change is on the horizon, and it’s understandable that it may feel uncertain — but being a landlord remains a strong and rewarding investment. You'll still have the ability to regain possession of your property if needed, and with rental prices continuing to rise, your investment can remain profitable.
