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The government’s long-awaited Renters’ Rights Bill is now one step closer to becoming law, with the legislation moving towards Royal Assent following its passage through the House of Lords. This landmark bill aims to deliver one of the biggest shake-ups of the private rented sector in decades, impacting both landlords and tenants across England.
The Renters’ Rights Bill is designed to give tenants more security, improve property standards, and rebalance rights and responsibilities across the rental market. Below are the main areas of change:
1. End of “no fault” evictions
Section 21 “no fault” evictions will be abolished, meaning landlords will need a specific, legally defined reason (a “ground for possession”) to end a tenancy.
2. Move to periodic tenancies
Fixed-term assured shorthold tenancies (ASTs) will be replaced with open-ended, rolling tenancies. This change is intended to make it easier for tenants to move when needed while giving them more long-term security.
3. Limits on rent increases
Landlords will only be able to increase rent once per year, with tenants having the right to challenge unfair rises through a tribunal.
4. Bidding wars to be banned
Landlords and agents will no longer be able to encourage or accept rent offers above the advertised asking price, helping to make the market fairer and more transparent.
5. Restrictions on upfront payments
The Bill introduces tighter limits on the amount of rent landlords can request in advance, typically capping this at one month’s rent.
6. Greater protections for tenants
Landlords will not be able to impose blanket bans on tenants with children or those receiving benefits. Tenants will also gain the right to request pets, and landlords will need to consider such requests reasonably.
7. Higher property standards
The Bill will reinforce standards through the introduction of a Decent Homes Standard for the private rented sector, ensuring tenants live in safe, well-maintained homes.
For landlords, these reforms mean significant adjustments to how tenancies are managed. The removal of Section 21 will require a clearer, evidence-based process for gaining possession, and record-keeping will become more important than ever. Rent reviews, tenancy renewals, and marketing practices will also need to be carefully reviewed to ensure compliance with the new rules.
While these changes will create additional responsibilities, they may also bring greater stability to the market by encouraging longer-term tenancies and promoting professional standards.
Tenants are set to benefit from greater security and fairness. The removal of “no fault” evictions and limits on rent increases aim to reduce uncertainty and prevent sudden, unexpected moves. The ability to challenge rent rises, request pets, and live in homes that meet consistent safety and quality standards marks a major step forward for renters’ rights in England.
As of October 2025, the Renters’ Rights Bill has successfully passed through the House of Lords and is now awaiting Royal Assent – the final step before it becomes law. Once this stage is complete, the government will set out a timetable for when each part of the Bill will come into effect through secondary legislation.
The Renters’ Rights Bill represents a significant transformation for the private rented sector, seeking to balance the interests of landlords and tenants while raising the overall standard of rental housing across the country.
✨ If you’re a landlord or tenant and would like to know more about how these upcoming changes could affect you, get in touch with the Hannells Lettings team who will be happy to help.
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