Straight-Talking Guide for Landlords, Agents and Tenants
If you’ve been around the property world, you’ll know the private rental sector is undergoing a pretty serious shake-up. The Renters’ Rights Bill, which has been working its way through Parliament since 2024, is one of the most significant pieces of housing legislation in a generation. I would say the most significant since the privatisation of the sector in the 1980’s.
Now, as an agent who deals with landlords and tenants daily, what’s striking to me is that whether you’re renting out a one-bed flat or managing a full portfolio, this bill affects how we all do business. And while the media has made it sound like landlords are under attack, that’s not the full story. It’s more about raising standards, modernising the system, and giving tenants a bit more security.
I feel as though I want to cut through the noise and identify the salient points. So here goes.
Renters’ Rights Bill: The New Reality
The tide of Standards is Rising. Time to fix leaky boats.
Section 21 (“No-Fault” Evictions) Scrapped
First up, the main headline: Section 21 notices are being abolished.
That means landlords will no longer be able to evict tenants without giving a legal reason.
This has been controversial, obviously. Section 21 has been a vital tool for landlords wanting flexibility – to sell up, move in, or deal with awkward tenants. But from the tenant’s perspective, it’s always felt like a sword hanging over their heads.
Under the new rules, landlords will need to use Section 8, which involves proving specific grounds for possession, such as:
- Rent arrears
- Breach of tenancy (e.g. damage, anti-social behaviour)
- Wanting to sell or move into the property (new grounds added)
Takeaway: If you’re a landlord, start getting your paperwork in order. You’ll need clear tenancy clauses, solid communication, and documented evidence if you ever need to evict under Section 8.
All Tenancies Become Periodic
Fixed-term tenancies are on the way out. Instead, all new tenancies will be periodic from the start – rolling month to month with no set end date. Tenants will need to give two months’ notice to leave, while landlords can only serve notice under the new Section 8 grounds.
Why this matters: Flexibility swings in the tenant’s favour here. Landlords will lose the ability to tie tenants into long-term contracts – though in practice, many tenancies go periodic anyway.
For us, this means updating tenancy templates and onboarding processes to reflect the new structure.
Limits on Rent Increases
Another big one: rent increases will be limited to once per year, and landlords must give at least two months’ notice. Tenants will also have more power to challenge rent hikes via the First-tier Tribunal if they feel it’s above market rate.
Importantly, the Bill also bans rental bidding wars. That means no more advertising properties with the intention of “accepting offers” above the asking rent. What you list is what you expect to get.
Agent view: This change brings some much-needed clarity, but it’ll require landlords to price more realistically upfront. You’ll need to provide comparable evidence and document any increases.
Stricter Housing Standards – Decent Homes for All
Private rentals will now need to meet the Decent Homes Standard, which previously only applied to social housing. This covers:
- Basic facilities (e.g. kitchen and bathroom condition)
- State of repair
- Warmth and energy efficiency
- Absence of serious hazards (like mould, damp, poor wiring, etc.)
This is being paired with “Awaab’s Law” – named after Awaab Ishak, a toddler who tragically died due to prolonged exposure to mould in his home. It sets timeframes for landlords to fix serious health hazards.
This is a big one. Poor conditions are no longer just an annoyance – they could now lead to legal action. Councils will be given more enforcement powers and tenants more rights to challenge unsafe or neglected homes.
However, mould is, if you’ll pardon the expression, a bit of a grey area, and there’s only so much a landlord can do. For this reason we have developed a guide to good housekeeping that focusses on domestic practises for good health and mental health, with a central focus on managing the household damp and condensation that is the main cause of mould.
Advice: Landlords should budget for maintenance properly, not just reactive fixes. Regular inspections and proactive repairs are now a must, but underpinning this is establishing a collaborative relationship where rights and obligations are clearly understood.
Discrimination Bans – No More Blanket Policies
The Bill outlaws blanket bans on renting to:
- Tenants with children
- Tenants on benefits
- Tenants with pets (with limited exemptions)
This is about fairness, but it will challenge some ingrained habits in the sector. It doesn’t mean landlords can’t ever say no – but they’ll need a valid reason, not just a blanket policy.
As agents, we’ll need to update our marketing, referencing, and communication with landlords. Discrimination, even unintentional, could land you in legal hot water.
Clearer Enforcement and Tenant Redress
The Bill expands Rent Repayment Orders – fines for landlords who breach the law (e.g. illegal evictions, unsafe housing). Tenants can now claim back up to 12 months’ rent, and repeat offenders could face banning orders.
There’s also talk of establishing a single ombudsman for private renting, so tenants have a simpler route for complaints.
The message is clear: Landlords and agents who play by the rules have nothing to fear. But the rogue end of the market is going to face a crackdown.
What It All Means
Here’s what I think. This Bill represents a shift in culture from the overall post-Thatcher view that the property sector should be fully open to market forces, to a more nuanced view that some protections should be in place for tenants. While it certainly indicates a swing in the pendulum back from a more-or-less American view of the property market towards the European norm, it’s not as severe as you might think. That said, some landlords are feeling nervous, and understandably so. But if you’re running your property business responsibly, there’s no need to panic.
My overall recommendation is to get ahead of the game, and nose off any difficulties long before the become an issue. But then, that’s a good rubric for life in general.
For our clients, my focus is on the following:
Check compliance across documentation and units
· Update tenancy agreements
· Prepare for periodic contracts
· Familiarise yourself with the new Section 8 grounds
Record and archive:
· Rent payments
· Communications with tenants
· Maintenance requests and responses
· Inspection reports
Disputes are less of a concern when the paper trail is clearly defined.
Invest in Property Standards
If you feel this is a storm in the offing, you can batton down the hatches. Energy efficiency is also likely to be back on the agenda soon (MEES reforms are still on the cards), so keep an eye on EPC ratings too.
Rather than putting off expenses, we recommend getting ahead of them. Upgrading boilers, insulation, dealing with damp and mould – these are good practice regardless, but now the impetus is there to tighten up the product offering, with the prospect of commanding a better position in the market.
Focus on Tenant finding
The overall message is that landlords need to think more long term. On the one hand, this will shift people considering selling in the short to medium term to short lets – a gentle plug here for our Airbnb service.
Otherwise this means we are more focussed than ever on finding tenants who will be easy to work with, understand their rights and obligations and are generally proactive and communicative. Again – this is all about setting ourselves up with a collaborative relationship, where everybody is well looked after.
When Does It All Happen?
The Bill is in the final stages of Parliamentary approval (as of autumn 2025), so we’re expecting it to become law in early 2026.
Some parts will take effect immediately, others will be phased in. The government has promised guidance for landlords and agents – don’t worry, we’ll keep you updated.
Existing tenancies (ASTs) won’t be affected overnight, but eventually there will be a transition.
Final Thoughts
The Renters’ Rights Bill is a massive shift, no doubt. But it’s not about punishing landlords – it’s about raising standards and creating a more balanced, modern rental market. Sensible landlords who have kept their properties maintained, and treated tenants fairly, shouldn’t feel threatened by it.
Yes, it’ll require some changes – especially in how we draft agreements, manage tenancies, and handle rent – but ultimately, it’ll create a more professional and transparent sector.
You possibly still feel overwhelmed. Don’t worry. We are here, and we are ready to help. Already we are adapting our processes to set our clients up for success in this new lettings environment.
If you would like some further help and advice, please feel free to contact us at the office.