The UK’s private rental sector is changing. If you’re one of the 11 million renters or 2.3 million landlords in England, the Renters’ Rights Bill—expected to become law by the end of 2025—is something you’ll want to watch closely.
This landmark legislation promises to reshape the rental landscape, offering tenants improved security and housing standards, while asking landlords to adapt to a more regulated and professionalised market. Whether you’re renting out a flat, managing a portfolio, or simply trying to find a stable place to call home, Tom Elstone, from Whitehead Monckton’s Disputes team, has this helpful summary of what you need to know.
Why Now?
Renting in England hasn’t always been smooth sailing. Rising rents, patchy property conditions, and a lack of long-term security have left many tenants feeling vulnerable. At the same time, landlords have faced growing scrutiny and shifting expectations.
The Renters’ Rights Bill is the government’s attempt to strike a better balance. It’s designed to protect tenants without alienating landlords, and intends to raise the bar for housing quality.
The Big Changes
1. Goodbye, ‘No Fault’ Evictions
One of the most talked-about reforms is the abolition of Section 21 notices. These currently allow landlords to evict tenants without giving a reason—just two months’ notice. Now, wider and more nuanced Section 8 grounds, will require a specific reason, like rent arrears, or wanting to sell or move into the property to gain possession.
- For tenants: Greater security in your tenancy, and greater confidence when raising concerns about repairs or rent increases without the possibility of being subjected to a no-fault eviction.
- For landlords: You’ll need to be more strategic and meticulous—particularly in respect of record-keeping to provide evidence for grounds for possession claims. Disputes will likely take longer to resolve.
2. Minimum Housing Standards Come to Private Rentals
The Decent Homes Standard, long applied to social housing, will now also cover private rentals. That means every rented home must be safe, warm, and in a reasonable state of repair.
- For tenants: greater protection in circumstances of damp, mould, faulty heating or the like – with increased landlord obligations to ensure statutory housing standards.
- For landlords: where properties are already well-maintained, you’re likely ahead of the curve. But with older stock, be prepared to invest to avoid fines or restrictions on letting.
3. Other Notable Reforms
- All tenancies become periodic: Fixed-term contracts will be replaced by rolling agreements. Tenants can leave with two months’ notice, providing more flexibility.
- Rent increases capped: Landlords can only raise rent once a year, and tenants can challenge unfair hikes via the First-tier Tribunal.
- Pets allowed (within reason): Landlords can’t unreasonably refuse pets, though tenants may need pet insurance.
- Ban on rental bidding: landlords and letting agents won’t be able to encourage offers above the listed rent, nor accept bids above the advertised price.
- New Ombudsman scheme: Tenants will have a simpler route to resolving disputes without going to court. All landlords will need to be registered with the ombudsman, even when using a managing agent.
- Private Rented Sector (PRS) Database: Landlords will be required to register themselves and each property they let. Tenants will be able to check registration of landlords and their compliance status(es).
For Landlords:
This isn’t just a legal update—it’s a call to rethink how you manage your rental business.
- Budgeting: Upgrading properties to meet the new standards may require upfront investment.
- Legal prep: Without the Section 21 avenue to possession, you’ll need solid documentation and record-keeping to support possession claims.
- Portfolio decisions: Some landlords may choose to exit the sector, while others may professionalise further.
- Tenant relationships: Long-term, positive relationships become more valuable than ever. Happy tenants mean fewer disputes and smoother operations.
For Tenants:
While the Bill is largely in your favour, it’s not a silver bullet.
- Affordability: Landlords may offset compliance costs with higher starting rents.
- Flexibility vs. stability: Periodic tenancies offer freedom, but you’ll need to give notice if you want to move—something to consider if you’re seeking long-term roots.
- Know your rights: The Ombudsman scheme is there to help, but you’ll need to know how to use it.
- Supply concerns: Landlords exiting the market could potentially push up prices despite the Bill’s protections.
How we can help
This Bill is the most sweeping reform of the rental sector in a generation. It’s about creating a fairer, more transparent system—one where tenants feel secure and landlords operate with clarity and professionalism.
At Whitehead Monckton, we understand that legal change can be daunting. Our Disputes team, led by experienced professionals, is here to help landlords and tenants navigate the new landscape with confidence, offering clear, commercially focused advice tailored to your situation.
If you’re unsure how the Renters’ Rights Bill affects you, we’re ready to guide you through it.
Contact us for a consultation:
