As part of our August update for landlords regarding the Renters’ Rights Bill, we summarised the expected timeline for Royal Assent as well as proposed amendments to the Bill at the final Report Stage in the House of Lords. With Parliament’s summer recess soon coming to an end, we are expecting to see the Renters’ Rights Bill make its final way through the House of Commons and come into law, perhaps even by the end of 2025.
Whilst the summer recess has meant there are no substantial updates from the Government this month, we feel it is important for landlords to refresh their knowledge of the Bill – including the proposed amendments – before Parliament reconvenes on 1 September. For this August update, we provide a summary of the key changes.
It should be noted that the proposed amendments may or may not carry into the final draft of the Bill, and at this stage we are waiting for the next Government update before we know for certain. Some amendments were backed by Labour peers in the House of Lords, which makes them more likely to hold, whereas those proposed from outside the Government will be less likely to succeed (at previous stages of the Bill, we have already seen non-Government amendments rejected). We have highlighted these areas in our summary below.
You may also refer to our in-depth articles via the Industry News page if you would like a detailed look into each specific point.
Renters’ Rights Bill – Key Changes
1. Abolishment of “No-Fault” (Section 21) Evictions
- Section 21 evictions will be abolished, removing the ability for landlords to evict tenants without providing a reason. Instead, landlords must rely on Section 8 grounds and provide evidence where required.
- Eviction for reasons such as selling or moving into the property will require at least four months’ notice, and landlords cannot re-let the property for 12 months following the eviction during a “protected period”.
2. Shifting to Periodic Tenancies
- All fixed-term assured shorthold tenancies (ASTs) will be replaced with rolling periodic tenancies, with no fixed end date.
- Tenants will be able to end their tenancy by giving two months’ notice, whilst landlords must follow the correct Section 8 procedures.
3. Controls on Rent Increases
- Rent may only be increased once every 12 months and only by following the correct Section 13 procedures.
- Tenants may challenge a proposed rent increase if they feel it is above market value via the First-tier Tribunal (for free). The Tribunal will never increase rent above what the landlord or agent has proposed.
- A Government-proposed amendment from the House of Lords would allow the Secretary of State to backdate any rental increases to the original proposed date if the increase is found to be in line with market value. Previously, the increase would only take effect from the date of the final decision. We will need to see if this amendment holds in the final Bill in September.
4. Ban on Upfront Rental Payments or “Rent-in-Advance”
- Tenants can only be required to pay one month’s rent (or 28 days for short rental periods) in advance, and only after a tenancy agreement has been entered into. Any contractual terms demanding more will be unenforceable.
- A Government-proposed amendment from the House of Lords would allow pre-existing tenancy agreements with in-advance rental terms to remain enforceable. We will need to see if this amendment holds in the final Bill in September.
5. Ban on “Bidding Wars”
- Properties must be advertised for a fixed price by a landlord or agent.
- There will be an absolute prohibition on encouraging, inviting, or otherwise accepting offers of a higher rent than the fixed price, even if the tenant makes the offer freely.
6. Pets & Anti-Discrimination
- Tenants will have the right to request a pet, which landlords cannot unreasonably refuse. Landlords will be able to require pet insurance to cover any damage caused by the pet.
- A non-Government-proposed amendment from the House of Lords would allow landlords instead to take an additional “pet deposit” of up to three weeks’ rent. We will need to see if this amendment holds in the final Bill in September.
- The Bill will ban discrimination against tenants who receive benefits or have children, such as “No DSS” or “No Children” blanket policies. Landlords or agents must never include such policies in their advertisements or refuse tenant applications on these grounds.
7. New Property Standards
- The Decent Homes Standard – currently applied to social housing – will be extended to the private rented sector.
- Awaab’s Law will apply to private landlords, setting clear timescales for addressing serious hazards such as damp or mould.
8. New Ombudsman & Landlord Database
- A new ombudsman scheme will be created, which all private landlords must join. It will provide binding dispute resolution – which may include issuing apologies, requiring repairs, or providing compensation.
- A Private Rented Sector database of landlords and their properties will be established, which landlords must join. The aim is to provide better information to potential renters and to demonstrate landlords’ compliance.
Stay Informed and Prepared
The Renters’ Rights Bill is set to reshape how landlords manage properties — from rent collection and dispute resolution to pet policies. Now is the time to review tenancy agreements and rental practices to ensure compliance with the upcoming legislation.
Follow our updates to stay ahead as the bill progresses.
Read our other articles on the Renters’ Rights Bill:
