Tips & Advice

Update: Renters' Rights Bill moves ahead unchanged

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Thousands of landlords recently took our survey, and over half told us they didn't realise fixed-term ASTs could soon roll into periodic tenancies overnight under the Renters' Rights Bill.

The Bill has now sailed through what’s likely to be its final debate before becoming law. All the key measures remain intact, including the end of Assured Shorthold Tenancies.

And that's not all - more changes are coming.So, we're here to break down the key points and explain how it could impact you, ensuring you're fully informed.

(This legislation will apply to landlords and tenants in England.)

The Renters' Rights Bill will:

Abolish Section 21 'No-Fault' Evictions
Landlords will no longer be able to evict tenants without a legitimate reason, giving renters greater stability and protection in their homes.
Transition to Periodic Tenancies
All fixed-term assured shorthold tenancies will be replaced by periodic (rolling) tenancies - giving tenants more control. Tenants can end the tenancy with two months' notice at any time. Purpose-built student accommodation will remain exempt from the periodic tenancy rule, allowing fixed terms so landlords can align tenancies with the academic year.
Update Grounds for Eviction
Landlords will rely on revised Section 8 grounds to regain possession, including:
Landlord or family intending to occupy the property (after 12 months).
Intention to sell the property (after 12 months).
Redevelopment or demolition requiring vacant possession.
Persistent rent arrears (tenant is at least three months in arrears).
Persistent antisocial behaviour.
Specific provisions for student tenancies in Houses in Multiple Occupation (HMOs).
Stricter Rules on Rent Increases
Rent increases are limited to once per year and must align with market rates and landlords must provide two months' notice for any rent increase. Tenants have the right to challenge increases through the First-tier Tribunal.
Prevent ‘Backdoor’ Evictions
Landlords cannot use excessive rent increases to force tenants out. Tenants can appeal rent rises that appear to be above market rate and designed to drive them out unfairly.
Ban Rental Bidding Wars
Landlords and letting agents are banned from encouraging or accepting rental bids above the advertised price.
Ban on Advance Rent Payments
Landlords are prohibited from requiring more than one month's rent in advance. This aims to prevent exclusionary practices that disadvantage tenants unable to afford large upfront payments.
Right to Request a Pet
Landlords must respond to pet requests and can’t unreasonably refuse.
Landlords must reply within 28 days (or 35 if more info is needed)
Refusals must have valid reasons (e.g. building restrictions)
Landlords may require pet damage insurance
Minimum Housing Standards
A new Decent Homes Standard will be introduced for the private rental sector to ensure homes are safe, secure, and free from serious hazards.
Awaab’s Law Applied to Rentals
Landlords must fix serious issues like damp or mould within strict legal timeframes—or face consequences.
Ban Discrimination
It will be illegal for landlords to discriminate against tenants on the basis of receiving benefits or having children.
Rent Repayment Orders
Tenants can apply for Rent Repayment Orders if landlords commit certain offences, such as illegal evictions or failure to comply with housing standards.
Stronger Local Council Powers
Councils will have enhanced powers to identify, investigate, and fine landlords who fail to comply with legal requirements.
A New Digital Rental Database
A central hub for landlords and tenants to access verified information on legal rights, responsibilities, and property details. Landlords must be registered to use certain possession grounds, supporting local councils and ensuring compliance.
A New Housing Ombudsman
A free, fair, and binding service to resolve disputes—aimed at reducing the burden on the court system.