How Landlords can prepare for the Renters' Rights Bill

The Renters' Rights Bill is set to bring in some big changes to the private rental sector. While it's not law yet, it’s a good idea to start getting prepared.

If you're feeling unsure about where to begin, you're not alone. We recently surveyed landlords and found that:

48% said they've made no preparations for the upcoming changes
7% haven’t even heard of the Bill
And when we asked why they haven't made any preparations, 23% said they simply don’t know where to begin

So, we've put this guide together to make it easier to understand what’s coming and what you can start doing now to feel more in control.

1. The end of Section 21 'No-Fault' Evictions
Once Section 21 is abolished, you will need a valid reason to end a tenancy.

Review current tenancies and timelines. If you think you might need the property back to sell or move in, the Bill allows this but only after 12 months.
Familiarise yourself with the updated Section 8 grounds, so you're confident about the process if you do need to regain possession.

2. Transition to Periodic Tenancies
All fixed-term assured shorthold tenancies will be replaced by periodic (rolling) tenancies. Tenants will be able to end the tenancy at any time, with two months' notice. For student lets and shared HMOs, this could mean less predictable turnover. It's worth considering how this will impact your planning and budgeting.

3. Stricter Rules on Rent Increases
Rent increases will be limited to once per year and must align with market rates and you must provide two months' notice for any rent increase. Landlords or agents will also be prohibited from requiring more than one month's rent in advance from tenants looking to secure a tenancy.

Tenants can challenge anything that seems too high through the First-tier Tribunal, so having evidence to support your pricing will help.
If you're managing multiple tenancies, keeping records of comparable rents will be key. To help, you can check out our rental index which is updated quarterly and shows average rents across the UK.

4. 'Backdoor' Evictions
Using rent rises to pressure tenants to leave is going to be under close scrutiny. If you’re planning to raise rent, make sure it’s reasonable and justifiable. Clear communication and evidence of market rates will help protect you.

5. New Grounds for Eviction
Section 8 grounds are being updated to reflect genuine reasons for regaining possession, such as:

You or a family member needing to move in (after 12 months)
Intending to sell the property (after 12 months)
Redevelopment or major works requiring the property to be vacant
Persistent rent arrears (tenant at least 3 months behind)
Persistent antisocial behaviour

Familiarise yourself with the updated grounds and keep clear records of any disputes, payments, and correspondence, so you're prepared if you ever need to regain possession for a valid reason.

6. Rental Bidding Wars Will Be Banned
You won't be able to accept offers above the advertised rent - so if you or your estate agent currently use bidding as part of your letting process, this will need to change.

7. Responding to Pet Requests
Tenants will have the right to request a pet. You must respond within 28 days (or 35 days if more info is needed). You can only say no for valid reasons (e.g. building restrictions, shared spaces). You can require pet insurance to cover potential damage - so it’s worth looking into providers in advance.

8. Property Condition and Repairs
A new Decent Homes Standard will apply to private rentals, and issues like damp and mould will need to be fixed within tight legal timeframes (as part of ‘Awaab’s Law’). This is especially relevant if you manage older properties or HMOs where wear and tear may build up quickly. Regular checks and a system for recording repairs will help you stay on top of this.

9. Discrimination
The Bill will make it illegal to reject tenants based on whether they have children or receive benefits.Now’s a good time to review your listings and check everything’s inclusive and compliant.

10. Adaptation Requests from Disabled Tenants
Tenants will be able to request reasonable home adaptations for accessibility. You’ll need to consider these fairly, and refusals must have valid reasons and tenants will be able to appeal.

11. A New Digital Database is Coming
A national landlord database will be introduced, requiring registration to use certain repossession grounds.
Having your property info and tenancy documents ready in one place will make it easier to get registered when the time comes.

12. A New Housing Ombudsman
A free, binding ombudsman service will aim to resolve disputes before they hit the courts. This applies to all landlords, so having a clear and fair complaints process could help avoid problems escalating.

13. Stronger Local Council powers
Local councils will be given stronger powers to investigate and take action against landlords who fail to comply with legal requirements.Check your safety certificates, repair records, and keep record of tenant communication.

There’s still some time before the Bill passes, but with so many changes on the horizon, being informed now can save a lot of hassle later.

For further information on upcoming changes, visit the Government's full guide to the Renters' Rights Bill.