The Renters’ Rights Bill marks the most significant shake-up in private renting for a generation. Whether you’re a landlord trying to future-proof your strategy or a tenant wondering about your new rights, this article breaks it all down, and covers when the bill will become law.
In this guide, you’ll learn:
- Exactly the Renters’ Rights Bill will become law
- The new legal routes for eviction under Section 8
- How tenants benefit from increased protections
- What landlords must do to stay compliant
- What happens next in the UK’s rental reform landscape
The Most Likely Timeline: When Will Renter’s Rights’ Bill Become Law?
Short answer: July 2025 (technically) BUT it likely wont come into effect until Late 2025 — most likely October.
Here’s how the rollout looks:
Royal Assent (Law is Passed):
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- Target: July 2025 (before Parliament’s summer break)
- Important: Just because the law passes doesn’t mean it kicks in that day.
Commencement Date (Law Becomes Active):
- Government promised at least six months’ notice
- Likely activation: October 2025
- From this point on: No new Section 21 notices allowed
Key milestone summary:
| Date | What Happens |
| Apr 22–28, 2025 | House of Lords Committee Stage |
| May–June 2025 | Final vote in the Lords + return to Commons |
| July 2025 | Royal Assent (Bill becomes law) |
| Oct–Dec 2025 | Section 21 ban comes into force |
Pro tip: The House of Lords can slow it down — but they can’t stop it. Especially since this is a manifesto pledge backed by a strong majority.
The End of Section 21: What It Really Means
Section 21 allowed landlords to end tenancies without stating a reason — typically by serving two months’ notice. That legal shortcut will soon be gone for good.
Under the Renters’ Rights Bill:
- All new tenancies after late 2025 will operate under new rules: no fixed terms, no S21
- All existing tenancies will transition to periodic agreements in mid-to-late 2026
- From that point, Section 8 will be the only legal route to regain possession
This isn’t just legislative tidying.
It’s a major shift in the balance of power — ensuring tenants can’t be removed arbitrarily, while still allowing landlords to act, but less easily.
Understanding the New Eviction Path: Section 8 Grounds
With Section 21 gone, landlords must use Section 8 — which requires them to prove a legitimate ground for possession. These reforms strengthen Section 8 and add new options.
Mandatory Grounds (Court must grant possession if proven):
- Selling the property – Must show real intent and not re-let for 3 months
- Landlord/family moving in – Now includes more relatives
- Repeated serious rent arrears – Even if rent was cleared later
- Current arrears – If 2+ months due at court time
- Anti-social behaviour – Immediate action possible, definition broadened
Discretionary Grounds (Court decides based on evidence):
- Persistent late rent
- Breach of tenancy terms
- Renovation or redevelopment needs
- Death of tenant without legal successor
Courts will also benefit from digital case systems, streamlined hearings, and a cap on legal fees to prevent misuse of the process.
Major Wins for Tenants: Repairs, Pets & Staying Put
These reforms don’t just remove Section 21 — they raise the bar for tenant protection and home standards.
Security of Tenure
Tenants can now stay in their home indefinitely unless their landlord proves one of the listed Section 8 grounds. No more “clean breaks” at the end of a 6- or 12-month contract.
Pet Protections
Tenants can request a pet, and landlords can only refuse for valid reasons (like building restrictions). In return, tenants may be asked to hold pet damage insurance.
Repairs and Home Standards
The Decent Homes Standard will apply to all private rentals. Combined with Awaab’s Law, this gives tenants faster legal recourse for:
- Damp and mould
- Faulty heating
- Structural safety hazards
Tenants can now take complaints to the Private Renters’ Ombudsman for free, with legally binding outcomes.
Rent Increase Rules: Transparent and Fairer for All
One fear among tenants is that without fixed terms, landlords will raise rents uncontrollably. But the Bill builds in safeguards.
What’s Changing:
- One rent increase per 12 months
- Two months’ notice required
- No automatic or stepped rent clauses in tenancy agreements
- All increases must use the official notice form
Tenants can challenge rent increases at the First-tier Tribunal, which will rule based on comparable local properties and property condition. During a dispute, the current rent remains in place until resolved.
This system provides predictability for tenants, while allowing landlords to align with market rates — but only through proper legal channels.
The New Compliance Rules: Portals, Licensing and Penalties
The government is raising the bar for landlords — and those who don’t play by the rules could be banned from letting their property entirely.
Landlord Portal (Coming 2025–26)
Every rental property must be registered on the Privately Rented Property Portal, with:
- Legal certificates (EPC, gas safety)
- Proof of deposit protection
- Contact and ownership details
Unregistered landlords cannot apply for possession in court — no exceptions.
Mandatory Ombudsman Membership
Landlords must join the Private Renters’ Ombudsman. Tenants can file complaints about:
- Delayed repairs
- Harassment or miscommunication
- Illegal practices
Rulings are enforceable and may include compensation or required actions.
Penalties:
- £5,000 fine for first-time non-compliance
- Up to £30,000 or criminal prosecution for repeat breaches
- Loss of eviction rights until registered
Phased Implementation: Who’s Affected, and When
The government isn’t flipping a switch overnight. The rollout is split in two:
| Phase | Date | Who’s Covered | What Happens |
| Phase 1 | Late 2025 | New tenancies | Section 21 banned, periodic tenancies only |
| Phase 2 | Mid–Late 2026 | All existing tenancies | S21 banned, all ASTs convert to periodic |
Exemptions:
- Purpose-Built Student Accommodation
- Resident landlords (lodgers)
- Holiday lets
- Company lets (non-individual tenants)
From Phase 2, all other tenancy types fall under the new regime — including HMOs and student rentals in shared flats.
How Landlords Can Prepare Now
If you’re a landlord, don’t wait. Use this transition time to get your house in order — literally and legally.
Checklist:
- Audit existing tenancy agreements — remove S21 clauses
- Prep clear statements of terms for all tenants
- Get compliance docs ready for Portal upload
- Learn Section 8 grounds and supporting evidence rules
- Fix any known disrepair issues before enforcement tightens
- Communicate clearly with tenants about upcoming changes
This is a chance to become a future-ready, trusted landlord — and to avoid legal trouble.
What Tenants Should Expect (and How to Benefit)
Tenants now get more than just hope — they get enforceable rights. Here’s how to make the most of the new system.
Key Changes for Tenants:
- Stay as long as you meet your obligations
- Challenge unfair rent increases
- Request repairs and escalate unresolved issues
- Ask to keep a pet and expect a fair reply
- Move homes without double-paying deposits
Pro tip: Keep communication in writing, take photos of disrepair, and know how to access the tribunal or Ombudsman if things go wrong.
Landlords: Thinking of Selling?
For some landlords, this new era will be welcome. For others, it means more admin, higher risks, and lower returns. If that’s you — plan your exit early.
Our Offer:
- Chain-free sale — complete in as little as 48 hours
- Sell with tenants or vacant
- No estate agents, no viewings, no lender approval required
- Fixed offer, flexible timeline
Get a free valuation today to weigh your options before Section 21 disappears completely.
The abolition of Section 21 isn’t just a procedural change — it’s a fundamental reset of rental law in England. Tenants will enjoy greater stability, and landlords must be more diligent, transparent, and compliant.
The new laws look to be formulated in a way that can be easily abused by tenants i.e. if a tenant wants to live rent-free, they can legally pause rent for 3-months, and landlords can’t do a thing about it because the law says that they must be more than 3-months in arrears before the landlord can take action.
That’s just the tip of the iceberg.
In theory, a tenant could live in a property rent-free for 9-months in all, while they await the formal eviction process to run its course. And the legal process itself won’t be cheap. So, if you think you wouldn’t be able to shoulder 9-months of no rental income while you continue to pay the mortgage and sponsor the legal battle with the tenant, then it might be time to bury the hatchet.
For many landlords, it’s time to sell. If this is you, then get in touch for a hassle-free fast sale.
