WHAT'S CHANGING.

This is the biggest change to the lettings industry since the introduction of the Housing Act 1988.

The Renters’ Rights Bill is a major reform that will change the rules for residential lettings in England. This new legislation introduces fundamental shifts in tenancy law that will affect every landlord, from those managing a single property to large portfolio holders.

ROLLING (ASSURED) TENANCIES REPLACE ASTs

All new tenancies will become periodic Assured Tenancies, meaning fixed-term contracts will be phased out. Tenants will benefit from greater long-term security from day one, as tenancies will automatically roll on a monthly basis. For landlords, this reduces the ability to set firm end dates and means you can no longer regain possession automatically after 6 or 12 months. As a result, letting strategies must adapt to prioritise tenant quality and long-term planning. Existing AST agreements will need to be reviewed and updated to comply with the new legal framework. Property management will require more proactive oversight to ensure ongoing compliance.

In Summary:

All new tenancies will become periodic Assured Tenancies, meaning no more fixed terms.
Tenants will have greater long-term security from day one.
Tenancies will roll monthly, reducing your ability to set firm end dates.
You'll no longer be able to automatically regain possession after 6 or 12 months.
Letting strategy will need to shift to focus on tenant quality and long-term planning.
All existing AST templates must be updated and legally aligned.
Ongoing property management will require more active oversight.

ABOLITION OF SECTION 21 & NEW GROUNDS FOR EVICTION AND NOTICE PERIODS

The no-fault Section 21 eviction process will be abolished. All possession claims must now rely on Section 8 grounds, which include rent arrears, anti-social behaviour, or selling the property. Each eviction ground comes with strict notice periods and documentation requirements, and any errors in procedure can lead to court delays or dismissal of claims. Because evictions will be subject to closer legal scrutiny, full compliance is essential. We provide expert support to navigate the new eviction protocols and help landlords protect their interests effectively.

In Summary:

You’ll no longer be able to issue no-fault Section 21 notices.
All evictions must be done under Section 8, using specific legal grounds.
Acceptable grounds include rent arrears, anti-social behaviour, or selling the property.
Each ground comes with strict notice periods and documentation requirements.
Procedural mistakes can cause court delays or outright dismissal.
Evictions will be heavily scrutinised, so legal compliance is critical.
We can guide you through the new eviction protocols and help protect your interests.

ANNUAL RENT INCREASES

Rent increases will be limited to once per year, using a Section 13 notice and providing tenants with at least two months’ notice. Tenants have the right to challenge increases at tribunal, making it critical that rent adjustments are reasonable and backed by current market evidence. We can help you prepare accurate rental comparisons and supporting data to justify increases. Planning rent reviews as part of an annual strategy will help maintain consistent income and reduce disputes.

In Summary:

Rent increases will be limited to once per year.
You must use a Section 13 notice and give at least 2 months' notice.
Tenants can challenge increases at tribunal, and they often do.
Increases must be justifiable and in line with market trends.
I can provide accurate rental comparisons to support any proposed increase.
Poorly presented increases may be rejected by tribunals.
It's crucial to plan rent reviews as part of a structured annual strategy.

BAN ON RENTAL BIDDING

Accepting offers above the advertised rent will no longer be permitted. Landlords must clearly advertise the asking rent upfront, and any informal bidding or negotiation over price will be prohibited. This requires lettings to be conducted with full transparency and consistency. We ensure your advertising remains compliant with these rules, helping to avoid tenant complaints or fines. Marketing efforts will need to focus on property quality rather than price competition.

In Summary:

You’ll no longer be allowed to accept offers above the advertised rent.
The asking rent must be clearly listed up front.
Bidding wars will be illegal, even informally.
Lettings must be handled with complete transparency and consistency.
I’ll ensure all advertising remains compliant with these rules.
Any breach could result in fines or tenant complaints.
Listings will need to focus more on quality marketing, not price escalation.

RENT IN ADVANCE CAPPED

Landlords may request only one month’s rent in advance, with deposits capped at five weeks’ rent or six weeks if annual rent exceeds £100,000. Additional advance rent payments, even if agreed with tenants, are no longer allowed. This protects tenants from excessive upfront costs and requires all payment requests to be clearly itemised and compliant. Pet damage costs cannot be covered by deposits and should be addressed through insurance. We assist landlords in updating pre-tenancy payment terms to align with these requirements.

In Summary:

Landlords can only request one month’s rent in advance.
Deposits remain capped at five weeks’ rent, or six weeks if rent > £100k/year.
You cannot request additional months’ rent upfront, even by agreement.
This change is intended to protect tenants from excessive upfront costs.
All payment requests must be clearly broken down and compliant.
Pet damage cannot be covered by a deposit—insurance will be the solution.
We’ll help ensure your pre-tenancy processes are fully aligned with the law.

LETS WITH PETS

Tenants now have the legal right to request permission to keep pets in the property. Landlords must consider these requests reasonably and can only refuse on valid property-related grounds, such as lease restrictions. Pet damage insurance may be required as a condition. Tenancy agreements will need to include specific pet clauses going forward. Pet-friendly lettings are increasingly popular and can enhance rental yields. We support landlords in managing pet requests and protecting their properties.

In Summary:

Tenants can now legally request to keep a pet in your property.
You’ll be required to consider requests reasonably.
Refusals must be based on genuine property-related concerns (e.g., lease terms).
You can ask for pet damage insurance as a condition of consent.
Standard tenancy agreements must now include pet clauses.
Pet-friendly properties are increasingly in demand—this could benefit your yield.
We'll support you in vetting requests and protecting your property.

LANDLORD PORTAL AND PRIVATE RENTED SECTOR OMBUDSMAN

All landlords will be required to register their rental properties on a new government portal and join the Private Rented Sector Ombudsman scheme. These measures aim to increase transparency and compliance in the private rented sector. Tenants will have the ability to submit complaints through the Ombudsman, and failure to comply with registration or membership requirements could lead to penalties or restrictions on letting. We offer a comprehensive compliance support service to manage your registrations and ensure you meet all legal obligations smoothly.

In Summary:

All landlords must register their properties on a new government portal.
You’ll also need to join the Private Rented Sector Ombudsman.
These new bodies aim to ensure compliance, transparency, and tenant rights.
Tenants will be able to raise official complaints via the Ombudsman.
Non-compliance could result in penalties or bans from letting.
We offer a Landlord Compliance Support Package to handle registration on your behalf.
This helps reduce admin and ensures you meet all legal duties.

PARLIAMENTARY PROGRESS

Committee Stage (House of Lords) concluded on 15 May 2025.
Report Stage (House of Lords) began 1 July, with sessions held on 7 and 15 July 2025
Third Reading (House of Lords) is scheduled for 21 July 2025

Following this, the Bill returns to the Commons for consideration of any amendments before moving to Royal Assent, expected just before or shortly after summer recess - 22 July 2025

These reforms affect key elements of your property business—tenancy terms, eviction routes, rent collection, and legal compliance. Understanding and adjusting to these changes is essential to maintaining control and avoiding disruption.

This platform is here to provide clear, practical advice for landlords, backed by expert knowledge of the lettings industry.

Explore our website to learn more or contact us today for tailored support. Make sure you’re Renters Rights Ready.

Renters Rights Ready is a dedicated lettings consultancy helping landlords and agents navigate the ever-evolving landscape of UK lettings legislation.

With over a decade of hands-on experience across both independent and corporate lettings agencies, we specialise in the practical side of compliance, from reissuing tenancy agreements and drafting Section 13 notices, to delivering full audits of property portfolios.

We work with landlords and agents of all sizes, from individual owners to multi-property investors, independent offices to multi-branch corporates, offering clear, tailored guidance that’s grounded in real-world lettings operations, not legal theory.

Our mission is simple:
To keep landlords and agents compliant, confident, and focused on what they do best, while we handle the paperwork.

We've got the admin covered. Make sure you're Renters Rights Ready.