Preparing for Rental Law Reform:
A legal Overview of the Renters’ Rights Bill - July 2025
The Renters’ Reform Bill has recently received significant attention amid rising cost-of-living pressures and growing concern over tenant insecurity.
Public and parliamentary debates have intensified around the controversial use of Section 21 “no-fault” evictions, especially considering long-standing government pledges to abolish them. The anticipated timeline for Section 21’s removal is anticipated to be between October 2025 - January 2026. So, whether you’re a landlord, tenant, or property manager, it is essential to understand the Bill’s key provisions and their legal implications.
Introduced by the UK government, The Renters’ Reform Bill aims to rebalance the relationship between landlords and tenants, increasing the overall fairness of the private rental market. The Bill includes plans to tackle many issues faced by tenants, including the abolishment of Section 21 “No-Fault” Evictions, which currently allows landlords to evict tenants without giving a reason. This reform supports tenant protection by requiring landlords to rely on specific grounds for possession, which are outlined in Section 8, such as rent arrears, anti-social behaviour, or breach of tenancy. As a result, there is widespread interest amongst tenant advocacy groups and landlord associations about how evictions will work going forward.
What are the grounds for receiving a section 8 notice?
A landlord can serve a valid section 8 notice on a tenant to start the possession process. The landlord must have a reason for evicting the tenant, called a ground of possession. For a section 8 notice to be valid, the landlord must list a ground of possession with reasoning, use the prescribed form and give the tenant the right notice period.
Rent arrears is the most common reason why you may receive a section 8 notice. When a tenant owes unpaid rent to their landlord, so has accumulated debt, which can be served under the following grounds:
- Ground 8: if you owe at least 2 months’ rent.
- Ground 10: if you owe someone rent.
- Ground 11: if you keep paying your rent late.
Key provisions of the Renters’ Rights Bill
End of No-Fault Evictions
Landlords will no longer be able to evict tenants without a valid, legal reason, such as rent arrears or antisocial behaviour. The bill also proposes increasing the mandatory eviction threshold from two months to three.
Removal of Assured Shorthold Tenancies (ASTs)
Due to the removal of ASTs, periodic tenancies will be introduced so they will roll on a monthly agreed upon period (for instance weekly). Fixed-term tenancies will be abolished, allowing tenants to end them within two months’ notice.
Rent increase & Notice Requirements
The Bill establishes updated guidelines for rent increases, designed to enhance consistency and fairness for tenants. Under this Bill, landlords will no longer be able to write rent increases into contract, and landlords will only be allowed to raise the rent once a year, which must be in line with the current market rate. Additionally, for certain grounds, such as rent arrears, notice periods may be extended from 14 days to 28 days.
Landlord Registration & Accountability
Landlords will be required to register their properties and details with a new database which will be accessible to local authorities and tenants, allowing for better oversight of the rented sector and easier identification of landlords who fail to meet their legal obligations. This database will reveal any offenses or penalties sustained by landlords if failing to comply with their legal obligations, which can result in penalties such as fines.
New Rights to Keep Pets & Challenge Unfair Fees
Tenants have a right to request pets; landlords can only refuse for justified reasons and can require pet insurance to cover potential damage from pets. There is also a ban on tenant fees; landlords can only ask tenants to pay a maximum of one month’s rent, fostering fairer tenancy practices.
Implications of the Bill
The Renters’ Rights Bill provides a plethora of positive implications for tenants, particularly those with limited financial means. By strengthening protections and improving standards, the Bill reduces the risk of tenants being trapped in sub-standard living conditions or unfair agreements. Whilst the removal of fixed-term tenancies means a shift towards more flexible, rolling contracts, it could lead to insecurity for those looking for a long-term home. Moreover, with fixed terms gone, tenants may have more opportunities to negotiate terms with landlords, potentially resulting in rent increases.
For landlords, the removal of fixed term contracts means less predictability, especially for those who temporarily let their homes due to work or overseas relocation. Without a fixed end-date, landlords may face difficulties when ending problematic tenancies, which could lead them to leave the rental market altogether. Landlords may also face uncertainty hence raise rental prices more aggressively, adding to the current issues people are facing in terms affordability.
Lastly, the removal of Section 21 is likely to lead to an increased caseload for the courts, as landlords will no longer be able to evict tenants without providing a valid legal reason. This shift will result in more possession claims being brought under Section 8, thus increasing reliance on the court system. This could worsen delays, particularly in areas like London, where the average time from claim to hearing can already exceed 40 weeks. These pressures highlight the need to digitalise the possession process to ensure the system remains efficient and accessible.
Practical tips for landlords & tenants
Landlords should review their tenancy agreements to ensure compliance with the new rules on rent increases, notice periods, and tenant rights. They must also guarantee that their properties are free from hazards and meet the legal requirements for safe and habitable living conditions. Tenants, meanwhile, are encouraged to familiarise themselves with the new digital property portal, which offers information about landlords and rental properties, and to understand their updated rights under the new legislation. It would be beneficial for both parties to maintain detailed records of all interactions, including maintenance requests and agreements to help prevent disputes.