Renters’ Rights Bill 2025 — What landlords and tenants must know

The Renters’ Rights Bill is the biggest overhaul of England’s private rented sector in decades. It abolishes no-fault evictions, changes tenancy types, tightens rules on rent rises and bidding, introduces proposals such as lifetime deposits, and brings tougher standards for property condition. This guide explains where the Bill is now (August 2025), the practical changes coming, and what landlords and tenants should do next.

• Where the Bill is now
• What actually alters landlords’ and tenants’ day-to-day rights
• Practical checklist — what landlords should do now
• Practical tips for tenants
• What landlords and agents are saying

Where the Bill is now (August 2025) — short update and timeline

As of 14 August 2025 the Renters’ Rights Bill has completed major Lords scrutiny and is in the last parliamentary stages; Royal Assent is widely expected in the autumn but timing remains subject to parliamentary business and any ping-pong amendments. Stakeholders should treat the Bill as “very likely” to become law soon but expect staged implementation for different measures. GOV.UK

What actually alters landlords’ and tenants’ day-to-day rights

1. Abolition of Section 21 (no-fault evictions)

Section 21 — the “no-fault” eviction notice — will be abolished. Landlords will need to rely on clearly-defined grounds (reformed Section 8 style grounds) to regain possession, for example for rent arrears, anti-social behaviour or needing to sell / live in the property. Expect new procedural safeguards for landlords, but also stronger security for tenants. GOV.UK

What this means in practice

• Landlords must document breaches (rent records, communications, warnings).

• Court procedures will be reworked to handle possession claims under the new framework — delays are a top industry concern. NRLA

2. Tenancy structure: move away from fixed-term assured shorthold tenancies

The Bill’s long title confirms it will remove fixed-term assured shorthold tenancies (ASTs) and move to a single periodic tenancy model (with tenant notice rights), simplifying the structure but changing how notice and certainty work for both parties. Landlords who prefer certainty should consider contractual options that remain permitted under the new law (and professional fixed-term agreements where allowed). UK Parliament Bills

3. Rent increases, bidding and deposit reform

• Rent increases: New rules will restrict rent increases — most proposals limit increases to once per year and allow tenants to challenge excessive increases (expected tribunal routes).

• Bidding: Rental bidding wars (taking offers above advertised asking rent) will be banned; landlords/agents must publish a clear asking rent.

• Deposit reform: The Bill contains proposals for a “lifetime deposit” model so tenants can transfer a deposit between tenancies rather than saving a new deposit for each move. This aims to reduce moving costs for renters. GOV.UK

(Deposit proposals are still being consulted on — tenant groups and landlord bodies are contributing detailed responses.) generationrent.org

4. Tenant protections (pets, benefits, families)

• The Bill strengthens protections against blanket refusals of tenants who receive benefits or have children.

• Landlords must consider reasonable pet requests rather than blanket “no pets” policies; landlords may impose reasonable conditions (for example, pet liability insurance) but blanket bans face restriction. GOV.UK

5. Property standards, Awaab’s Law and a Decent Homes Standard

• Awaab’s Law: Following the Awaab Ishak tragedy, statutory timeframes for responding to serious hazards (mould, damp) are being introduced for social landlords from Oct 2025 and proposals cover extension to private landlords; expect tighter deadlines to fix harmful conditions. GOV.UK

• Decent Homes Standard: The government has opened a consultation on applying a Decent Homes Standard to the private rented sector — this will raise minimum standards for safety, warmth and decency and will affect ongoing repairs and investment expectations. GOV.UK

Practical checklist — what landlords should do now (actionable)

1. Audit your tenancies and paperwork

   • Check notices, rent-increase clauses, and evidence trails (rent statements, communications).

2. Improve record keeping

   • Keep clear logs of rent payments, repair requests and inspections — these will be crucial if possession relies on fault grounds.

3. Review property condition

   • Survey for mould/damp, heating, smoke/CO alarms and fire safety. Prioritise repairs flagged by tenants. Awaab’s Law timeframes will make fast action essential. GOV.UK

4. Rethink tenancy offers

   • Update advert wording: publish asking rents and remove bidding language; be ready to accept reasonable pet requests or justify refusal with documented reasons. GOV.UK

5. Train your team / agent

   • Ensure agents understand new notice processes and how to handle rent disputes and tribunal challenges.

6. Check insurance & contracts

   • Confirm buildings and landlord liability cover for new risk exposures (e.g., longer tenant stays, pet damage, quicker repair requirements).

7. Plan cashflow

   • With potential increases in repair/upkeep and changes to how deposits transfer, run cashflow scenarios for 12–24 months.

Practical tips for tenants

• Keep a written record of repair requests and responses (photos, messages).

• If you want to keep a pet, make a formal “right to request” — provide references and propose pet insurance to reassure a landlord.

• If you face a rent increase you think is too high, get comparable local adverts and ask the landlord for evidence; you can challenge an “excessive” rise at the tribunal (once the system is in place). GOV.UK

Examples: How changes play out (short scenarios)

• Landlord wants to sell quickly: Without Section 21, the landlord will need to use a possession ground (e.g., “landlord wants to sell”) and follow the new required evidence/notice route — plan listings and notices earlier. GOV.UK

• Tenant disputes a rent rise: If a landlord issues an annual increase and the tenant disputes it as above-market, the tenant would be able to begin a tribunal review — keep comparable market data to support your case. GOV.UK

What landlords and agents are saying (industry snapshot)

Industry bodies accept the intention to provide tenant stability but warn of supply-side risks — some predict landlord exit from the PRS and caution about court backlogs and faster enforcement requirements. The government and landlord bodies continue dialogue on court reform, implementation windows and support for compliance. NRLA  GOV.UK

Resources & further reading (official / practical)

• Official Bill page — UK Parliament (full text, stages). UK Parliament Bills

• Government guide to the Renters’ Rights Bill (policy summary & intent). GOV.UK

• Awaab’s Law — draft guidance and timetable for social landlords (Oct 2025 start; extension plans). GOV.UK

• Decent Homes Standard consultation (private rented sector). GOV.UK

• Industry commentary and timeline updates — NRLA briefing (useful for practical landlord guidance). NRLA

(For deposit reform detail and tenant proposals see Generation Rent’s recent report and sector responses.) generationrent.org

How LettingaProperty can help

If you’re a landlord worried about compliance, inspections, tenancy paperwork or cashflow modelling under the new rules, we provide tailored support — from tenancy templates to property compliance checks and a landlord dashboard that helps track repairs and communications. You can also use our free instant valuation tool to understand rental value in the current market.

Final thoughts

The Renters’ Rights Bill will likely become law in late 2025; its reforms are substantial and intended to rebalance rights between tenants and landlords. Early preparation reduces risk: audit tenancies, prioritise property standards and update management processes now. Change is significant, but with clear records and the right systems, landlords can adapt and protect yield while offering better, longer-lasting tenancies.

Frequently Asked Questions (FAQs)

1. What is the Renters’ Rights Bill?
It’s landmark legislation designed to reform England’s private rented sector. The Bill abolishes Section 21 evictions, limits rent rises, proposes lifetime deposits, extends the Decent Homes Standard, and strengthens tenant protections around pets, benefits, and families.

2. When will the Renters’ Rights Bill become law?
The Bill is expected to pass in late 2025, with reforms introduced in stages. Section 21 abolition and stricter property standards are likely to be among the first changes landlords and tenants must adapt to.

3. How will rent increases be regulated?
Landlords will only be able to raise rent once per year, and increases must reflect local market rates. Tenants will also have the right to challenge unfair increases at a tribunal, offering more stability.

4. What does the abolition of Section 21 mean for landlords?
Landlords will no longer be able to end a tenancy without reason. They must use approved legal grounds, such as rent arrears, anti-social behaviour, or selling the property, supported by stronger court processes.

5. What is Awaab’s Law and how does it affect rentals?
Awaab’s Law requires landlords to fix serious health hazards such as mould or damp within strict timeframes. It will extend to private rentals, placing stronger repair obligations and penalties for delays.