The Renters’ Rights Bill – Are you fully aware of the proposed upcoming changes?
Claire Pile, Lettings Training & Development Manager at Stags, comments:
On 27th October 2025, The Renters' Rights Bill received Royal Assent becoming Law. Although we continue to await the implementation date it is imperative that landlords are prepared and have taken the appropriate action in good time. Introduced by the UK Labour government in September 2024, the Bill represents a significant overhaul of the private rented sector in England with the aim of enhancing tenant protections and improving housing standards. It is probably the biggest regulatory change in the residential rental market in England and Wales of the past 30 years
We now know that the key provisions of the Renter’ Right Bill will include:
1.The end of Assured Shorthold tenancies to include abolition of the Section 21 'No-Fault' Evictions.
The Bill ends the Assured Shorthold tenancy as it is currently known to include the end of fixed term tenancies (see below). With the abolition of the section 21 notice this will be replaced by section 8 process solely with enhanced mandatory and discretionary grounds to still allow landlords the ability to gain possession such as to sell or move back in.
2. Transition to Periodic Tenancies
All new tenancies as well as existing fixed-term assured shorthold tenancies will convert to periodic (rolling) tenancies. This change offers tenants greater flexibility and security, allowing them to end tenancies with two months' notice. We do however know, based on Stags average tenancy length, which currently stands, at just over 3 years, the average tenancy length is increasing.
3. Regulation of Rent Increases
Rent increases will be limited to once per year and must reflect the properties current market rent. Landlords will be required to provide at least two months' notice before implementing a rent increase, and tenants, as they do now, will have the right to challenge increases through a tribunal.
4. Ban on Rental Bidding Wars
The bill prohibits landlords and agents from encouraging or accepting offers above the advertised rent price, aiming to prevent competitive bidding that drives up rental costs.
5. Enhanced Tenant Rights
Pet Ownership: Tenants will be able to request permission to keep pets, which a landlord cannot unreasonably refuse although there will be, in many cases, a reason why it is not reasonable or suitable for a pet to be kept at the property (e.g. restrictions under the head lease). Landlords will be able to request pet insurance to cover potential damages.
Protection Against Discrimination: The bill outlaws discrimination against tenants based on family status or those in receipt of benefits.
6. Strengthened Housing Standards
The Decent Homes Standard, previously applicable to social housing, will extend to private rentals, ensuring properties are safe and habitable. Additionally, "Awaab's Law" mandates landlords to address serious health hazards like damp and mould within specified timeframes.
7. Introduction of a Landlord Ombudsman and PRS Database
A new ombudsman will be established to handle disputes between landlords and tenants. Landlords will also be required to register on a Private Rented Sector (PRS) database, promoting transparency and accountability.
8. Restrictions on Upfront Rent Payments
Landlords will be limited to requesting a maximum of one month's rent in advance, preventing practices that can disadvantage tenants unable to afford large upfront payments.
9. What does all this mean?
It is not clear how all of this will actually impact the current residential rental market. It will bring change to the way tenancies and processes have been conducted. It is likely we will still see increasing rents to underpin letting as a good investment backed up by bricks and mortar. Keeping accurate records during a tenancy will be vital with regular property inspections essential with more evidence-based information required. As such we anticipate seeing an increase in landlords requiring the benefit of our full management services as opposed to Tenant find only.
We will continue to keep landlords updated as further information as the actual the detail of the legislation is confirmed, but, if in the meantime you have any questions or queries regarding an existing tenancy or you have a property you are considering letting and would like to know more about the implications of the Bill please contact a member of our team.
Claire Pile, Lettings Training & Development Manager at Stags, comments:
