The Renters’ Rights Bill is a major piece of legislation aimed at reforming the private rental sector in England. It introduces stronger tenant protections, new landlord obligations, and stricter rules on evictions and rent increases.
The bill was introduced by the Labour government as a replacement for the previous Renters’ Reform Bill, which was proposed by the Conservative government but failed to pass before the change in administration.
Current Progress of the Bill
As of March 2025, the Renters’ Rights Bill is in the Committee Stage in the House of Lords. This means the bill is being reviewed in detail, and amendments are being debated before it moves to the next stage.
Completed Stages:
✅ First Reading (House of Commons) – September 2024
✅ Second Reading (House of Commons) – September 2024
✅ Committee Stage (House of Commons) – October 2024
✅ Report Stage (House of Commons) – November 2024
✅ Third Reading (House of Commons) – December 2024
✅ First Reading (House of Lords) – January 2025
✅ Second Reading (House of Lords) – February 2025
⏳ Committee Stage (House of Lords) – Ongoing (March 2025)
When Will the Bill Become Law?
It’s estimated that the Renter’ Rights Bill will become law in July 2025. The bill has been progressing quickly, but it still needs to complete the following stages:
- Committee Stage & Report Stage (House of Lords) – March to April 2025
- Third Reading (House of Lords) – May 2025
- Consideration of Amendments (Commons & Lords) – June 2025
- Royal Assent – Estimated July 2025
Once the bill receives Royal Assent, it will be law, but not all provisions will take effect immediately. The government is expected to introduce the new rules in phases over the following 12 to 18 months, meaning full implementation may not happen until 2026.
Key Features of the Renters’ Rights Bill
The Renters’ Rights Bill introduces major changes to the rental sector, focusing on tenant protections, rent control, and eviction rules. Below is a summary of the bill’s most important provisions.
1. End of Assured Shorthold Tenancies (ASTs) and No-Fault Evictions
Abolition Of ASTs
- The bill abolishes Assured Shorthold Tenancies (ASTs), meaning all new tenancies will be periodic from day one .
- Fixed-term tenancies will no longer exist, except in cases where the lease term exceeds 21 years .
- This prevents landlords from automatically ending tenancies after a set term.
End Of Section 21 Evictions (No-Fault Evictions)
- Section 21 of the Housing Act 1988 is repealed, meaning landlords can no longer evict tenants without a specific legal reason .
- All evictions must be justified using legally defined grounds.
New Grounds For Possession
Under the bill, landlords can only evict tenants if they can prove a valid legal reason, including:
- Serious rent arrears (at least three months behind) – However, if tenants make partial payments to reduce arrears below this level, eviction may not proceed .
- Anti-social behaviour – Landlords must provide evidence in court, which may require neighbour testimony or official complaints .
- Selling the property – Landlords can evict if they intend to sell, but they must meet strict conditions, including proof of intent .
- Landlord or a close family member moving in – The tenancy must have lasted at least one year before this ground can be used .
- Significant property redevelopment – The landlord must show that the work is so substantial that the tenant cannot remain .
2. Rent Increases & Tenant Protections
Restrictions On Rent Increases
- Landlords can only raise rent once per year .
- The increase must be done through a formal notice under Section 13 of the Housing Act 1988 .
- Tenants can challenge a rent increase through a tribunal, but:
- They must apply before the new rent takes effect.
- The tribunal will assess if the proposed rent is higher than the market rate .
Ban On Rental Bidding Wars
- Landlords must advertise a fixed rent price when listing a property .
- They cannot encourage tenants to bid above the stated rent or accept offers that exceed it .
- This rule prevents competitive bidding, where tenants are pressured into offering higher amounts to secure a home.
Right To Repayment Of Advance Rent
- Tenants are entitled to a refund of any advance rent that covers periods after their tenancy ends .
- Landlords cannot retain unearned rent if the tenant leaves before the period covered by the payment.
Limitations On Rent In Advance Payments
- Landlords cannot demand rent payments far in advance.
- Rent must be paid on a regular, periodic basis—e.g., monthly if it’s a monthly tenancy .
- Exceptions exist for certain corporate lets or high-value properties, but in general, landlords cannot ask for six or twelve months upfront to screen out lower-income tenants.
3. Stronger Tenant Rights & Anti-Discrimination Protections
Right To Request A Pet
- Tenants have the right to request permission to keep a pet, and landlords cannot unreasonably refuse .
- The landlord must respond in writing within 28 days to approve or refuse the request .
- Reasonable refusals include:
- If keeping the pet would breach a superior landlord’s agreement .
- If the tenant does not provide requested information about the pet.
- Landlords can require pet insurance to cover potential damage, and tenants must comply if the landlord makes this a condition of approval .
Ban On Discrimination Against Tenants With Children Or Benefits
- Landlords cannot refuse tenants based on:
- Receiving Universal Credit or housing benefits .
- Having children .
- Other protected characteristics (e.g., race, gender, disability).
- Landlords or letting agents must not apply policies that make tenants on benefits less likely to be offered a tenancy .
- The only exception is if the landlord is contractually bound by an insurance policy that prohibits tenants receiving benefits or with children .
New Database Of Landlords
- The government will establish a national database of landlords .
- The database will include information on landlords and properties, helping authorities track repeat offenders and improve rental market oversight.
Mandatory Landlord Redress Scheme
- The bill allows the government to introduce a redress scheme, but it will not be automatically required .
- The Secretary of State must pass further regulations to determine how the scheme will operate.
- If implemented, this scheme would provide tenants with a formal process to raise complaints against landlords.
4. New Rules for Evictions & Property Sales
Selling A Property As A Legal Ground For Eviction
- Landlords can evict tenants to sell the property, but only if:
- The tenancy has lasted at least one year .
- The sale is not a forced sale or a transfer to a non-profit housing provider .
- The landlord provides proof of intent to sell, ensuring that the eviction is legitimate .
New Court Procedures For Evictions
- The government has not yet introduced a fast-track eviction process, meaning that eviction cases may still take several months to resolve .
- Landlords must provide detailed evidence for evictions based on anti-social behaviour or property damage, which may include neighbour testimony or official reports .
Tenant Notice Periods
- Tenants must give two months’ notice before moving out .
- A shorter four-week notice is allowed if both the tenant and landlord agree .
The Renters’ Rights Bill introduces significant challenges for landlords, particularly by removing Section 21 evictions, changing grounds for possession, restricting rent increases, and increasing compliance obligations. Some landlords may struggle to adapt, while others may exit the market entirely. Below is a fact-checked breakdown of how the bill affects landlords.
How the New Rules Might Be Abused by Tenants
While the Renters’ Rights Bill strengthens tenant protections, some provisions may create loopholes that bad tenants could exploit, making it more difficult and costly for landlords to manage their properties. Below are some of the potential areas for abuse:
1. Exploiting the New Rent Arrears Rules
✅ What the Bill Changes:
- Landlords can only evict tenants for rent arrears if they are at least three months behind .
- Partial payments can prevent eviction, even if the tenant is still in significant arrears .
- Benefit-related arrears do not count toward eviction, meaning tenants on Universal Credit may have extra protections .
🚨 How It Can Be Abused:
- A tenant could deliberately withhold rent but pay just enough to stay below the three-month eviction threshold.
- Strategic late payments could keep them in the property for months while avoiding legal eviction proceedings.
- Tenants on benefits could delay payments, knowing that rent arrears from delayed Universal Credit processing won’t count toward eviction.
2. Making Eviction for Anti-Social Behaviour More Difficult
✅ What the Bill Changes:
- Landlords must provide clear evidence of anti-social behaviour to evict a tenant .
- Courts may require neighbour testimony or official reports before granting an eviction .
🚨 How It Can Be Abused:
- Neighbours may be too afraid to testify, meaning a landlord could struggle to prove that a tenant is causing disruption.
- A tenant could dispute the claims in court, delaying the eviction process for months.
- The burden of proof is on the landlord, making it harder to remove disruptive tenants even if complaints exist.
3. Using the Rolling Tenancy System to Avoid Commitment
✅ What the Bill Changes:
- All tenancies will be periodic from day one—there will be no fixed-term tenancies .
- Tenants cannot give notice in the first six months, but after that, they only need to provide two months’ notice .
🚨 How It Can Be Abused:
- Tenants could move in and serve notice after six months, using long-term rental properties as short-term accommodation instead of hotels or Airbnbs.
- Landlords may face increased turnover and higher marketing costs, as tenants leave after eight months (six-month lock-in + two months’ notice).
4. Exploiting the Right to Keep Pets
✅ What the Bill Changes:
- Landlords cannot unreasonably refuse a tenant’s request to keep a pet .
- Landlords must respond within 28 days, and refusals must be based on reasonable grounds .
🚨 How It Can Be Abused:
- Tenants could introduce pets without informing the landlord, knowing that removal would be difficult.
- Landlords may struggle to enforce pet-related damages, especially if disputes arise over deposit deductions.
- Having pets is not listed as a grounds for eviction, so the tenant can introduce pets at will, with little to no consequence.
5. Challenging Rent Increases Unfairly
✅ What the Bill Changes:
- Rent increases are limited to once per year, and tenants can challenge increases in a tribunal .
🚨 How It Can Be Abused:
- Tenants could dispute rent increases even when they are fair, delaying or avoiding increases altogether.
- Tribunal cases could take months, during which landlords cannot enforce the higher rent.
- There is no back-payment clause to allow landlords to recoup rent lost while awaiting tribunal
What Landlords Can Do to Prepare
The Renters’ Rights Bill is the biggest overhaul of rental laws in decades, making it harder to evict tenants, restricting rent increases, and increasing compliance costs. Many landlords are already selling their properties and leaving the market—and with good reason. They can see what’s coming, and rather than waiting to deal with a system that works against them, they are choosing to exit now while they still can.
If you’re a landlord wondering what to do next, here’s what you should consider:
1. Think Seriously About Selling Before the New Rules Come In
A growing number of landlords are selling up rather than facing a future of tighter restrictions, longer evictions, and higher costs.
Selling now means avoiding:
- Being stuck with problematic tenants who know they cannot be evicted easily.
- Months of unpaid rent due to drawn-out court proceedings.
- Expensive evictions due to drawn out court proceedings
Property Rescue buys properties with tenants still in place, allowing landlords to sell quickly and avoid the hassle of evictions or legal battles. If you’ve been thinking about selling, now is the time—before more landlords flood the market and property prices start to reflect the mass exodus. We can buy your rental properties from you directly, for cash, in under 7 days. Get in touch with us to sell fast.
2. Adapt Your Strategy If You Plan to Stay
For landlords choosing to hold onto their properties, preparation is key:
- Screen tenants carefully—once they move in, evicting them will be far more difficult.
- Make any rent increases now—before stricter rules limit your options.
- Ensure your property meets all new compliance requirements—to avoid fines or legal disputes.
- Run the numbers to ensure that you could survive a bad tenant: Assess whether you could survive 8 – 10 months of no rent plus thousands in legal fees. If you have insurance. check the policy to ensure it would cover you in the case of a non-paying tenant.
The reality is that being a landlord will soon be more difficult and expensive than ever before.
3. Act Before It’s Too Late
These changes are moving quickly, and once they take effect, your ability to make decisions on your own terms will be severely limited if you already have a sitting tenant. The landlords selling up now aren’t panicking—they are making a rational decision to exit before they lose control over their properties.
If you have a gut feeling that you should sell, you’re probably right. Don’t forget, Property Rescue can help you sell quickly if speed if of the essence, even with tenants still in place. Get in touch today to secure your exit.
