Renters’ Rights Bill voted through
Last night the Renters’ Rights Bill was voted through by MPs in Parliament and is awaiting Royal Assent. It will soon become law and the government is expected to announce plans for implementation in the coming weeks.
Key changes introduced by the Renters’ Rights Bill:
- End of fixed-term tenancies: All new and existing tenancies will move to rolling (periodic) agreements — no more fixed six- or twelve-month ASTs.
- Abolition of Section 21 “no-fault” evictions: Landlords can no longer evict tenants without a reason. They’ll have to use specific legal grounds (e.g. rent arrears, selling the property, moving back in).
- Clear limits on rent and bidding: The Bill prohibits accepting offers above the advertised rent and restrains landlords from requiring excessive advance payments or rent before it becomes due.
- Mandatory membership of a Private Rented Sector (PRS) Ombudsman: All landlords will need to join this scheme, which offers an independent complaints route binding on landlords.
- National landlord and property register: Landlords must register themselves and their properties before advertising or letting.
- Stronger rules on housing standards: The Bill imposes enhanced legal responsibilities on landlords to remedy hazards (e.g. damp, mould), extending similar reforms found in “Awaab’s Law” into the private sector.
- Tenant pet requests: Tenants can request permission to keep pets; landlords may require pet insurance, and to put blanket bans is restricted.
- Ban on discrimination by income source: Landlords and agents can’t exclude applicants based on income source (for example, “No DSS” or “No benefits” policies).
- Revised legal grounds and notice periods for possession: The Bill updates and expands the permissible grounds for eviction, with new rules around notice periods and tenant protections.
- Changes to guarantor liability: Guarantors won’t remain liable after a tenant’s death.
- Student accommodation: There are new rules for different providers of student accommodation. Purpose-Built providers will still be able to issue fixed-term tenancies so long as they are members of, and are following, one of the Student Codes. Student HMOs will have a specific ground for possession providing they serve notice at the start of the tenancy that they will be using that ground. Non- HMO Street property occupied by students will have no special treatments.
- Tenants will benefit from a 12-month protected period at the beginning of a tenancy, during which landlords cannot evict them to move in or sell the property. The ground for possession on a landlord seeking possession because they want to move in or sell the property comes with a tight set of rules about evidence, and if they don’t move in or you can’t sell, they cannot relet the property for 12 months following the notice expiry.
What’s Next?
The Property Institute (TPI) will continue tracking developments closely, issue more detailed guidance as the Renters' Rights Bill becomes law, and ensure TPI members are well prepared for the transition.
