Breaking Property News 12/06/25
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The Renters’ Rights Bill: What Letting Agents and Landlords need to know
The Renters’ Rights Bill is shaping up to be one of the most significant pieces of housing legislation in recent memory. As it moves steadily through Parliament, with Royal Assent anticipated in the autumn of 2025, it’s critical that letting agents and landlords understand not just the intent of the reforms, but the operational realities they will soon face.
At the centre of the Bill is the abolition of Section 21, a move that will fundamentally change how tenancies are brought to an end. Once enacted, landlords will no longer be able to evict tenants without giving a valid reason. In addition, all fixed term assured shorthold tenancies will convert into rolling periodic agreements, effectively removing the concept of set tenancy lengths and standardising a more flexible, open-ended rental model.
To replace Section 21, the Bill expands the grounds available under Section 8 of the Housing Act 1988. These revised grounds will allow landlords to regain possession if they intend to sell the property, move in themselves, or accommodate close family members. Notably, these reasons will require a minimum of four months’ notice. Existing grounds, such as those related to rent arrears and anti-social behaviour, will also be retained and in some cases strengthened. For letting agents, this will mean paying closer attention to documentation, tenant conduct, and the collection of evidence to support any future possession claims.
Rent control is another area the Bill touches directly. Going forward, landlords will only be permitted to increase rent once per year and must provide a minimum of two months’ notice to tenants. All increases must be in line with prevailing market rates. Furthermore, the government plans to outlaw the increasingly common practice of rental bidding, where landlords or agents encourage prospective tenants to offer above the advertised rate. This measure will require agents to review how they advertise properties and ensure transparent pricing becomes standard practice.
The Bill also introduces new protections for tenants with pets, stating that tenants will have a legal right to request permission to keep one. While landlords will still have the right to refuse on reasonable grounds, those grounds will need to be clearly justified. In some cases, landlords may request pet insurance to cover potential damage.
Alongside this, the Bill reinforces protections against discrimination. Landlords will no longer be allowed to reject tenants solely because they are in receipt of benefits or have children. The legislation also proposes limits on how much rent can be demanded upfront, addressing concerns about affordability barriers, particularly for lower-income renters.
Another major component of the Bill is the expansion of property condition standards. For the first time, the Decent Homes Standard—previously applied only in social housing—will be extended to the private rented sector. This means that all rental properties must meet minimum requirements for safety, warmth, and structural soundness.
Additionally, the inclusion of “Awaab’s Law” introduces legal timeframes for addressing serious hazards such as damp and mould, following high-profile cases where delays had tragic consequences. These provisions will place additional compliance responsibilities on landlords and managing agents, making proactive property management more important than ever.
To support enforcement and improve sector transparency, the Bill will also introduce a national landlord register. This centralised database will track compliance with regulatory requirements and ensure that both tenants and local authorities can easily verify the status of any property or landlord.
Alongside this, the introduction of a new Renters’ Ombudsman is intended to offer a faster, lower-cost alternative to the courts for resolving disputes. For letting agents, this may reduce legal risk and provide a clearer framework for conflict resolution, but it will also increase scrutiny of letting practices.
Deposit handling and tenant fees are also addressed in the Bill. While these areas have already undergone reform in recent years, the new legislation aims to further align deposit rules with the revised eviction process and clamp down on excessive charges that can be a barrier to entry for renters.
Crucially, the Bill also strengthens enforcement mechanisms. Local authorities will be given enhanced powers to take action against non-compliant landlords, with penalties of up to £7,000 for breaches such as unlawful eviction, harassment, or failure to maintain a property to legal standards. Letting agents should anticipate closer regulatory oversight and ensure their systems and staff training are up to date.
The current expectation is that the Bill will receive Royal Assent in the autumn of 2025, with implementation likely to begin shortly thereafter. The government has signalled that it favours a single-stage rollout, meaning the majority of provisions would come into effect simultaneously. This makes it vital for agents and landlords to begin preparing now.
But some industry commentators such as Sian Metcalfe, Operations controller for InventoryBase and Property Inspect feels that it might be 2026 before the bill becomes an Act. Sian comments,
‘The Renters’ Rights Bill timeline is set but will it be enough? Day 1 of the Report Stage lands on Tuesday 1 July. If Days 2 and 3 follow on 7 and 15 July, that gives Parliament a single week to finish the Third Reading and ‘Ping Pong’ (the final stage of a bill where the Commons and Lords trade amendments until they agree, or time runs out) before the summer recess on 22 July’.
‘That is nowhere near enough time. Anyone with experience in legislative progress knows exactly what that means: Royal Assent is slipping quickly into autumn. The Government says the sector will get “sufficient time” to prepare. I’m working on the assumption (as many are commenting) of at least six months but I’m hoping it will be closer to twelve. Which puts implementation firmly in 2026’.
‘That buys some breathing space but it is not a reason to hit the pause button. The timeline is clear enough. Anyone waiting for the dust to settle is already behind and I’ve said this before in rooms where timelines matter: “Time only works for you if you work ahead of it.”
It applies now more than ever. This is now our collective window of opportunity to get the right staff, frameworks, policies, training, resources and tech in place.’
Though it may not be possible to put an exact date on it, the Act will get passed during this government, which means in practical terms letting agents and stakeholders need to think about reviewing tenancy agreements, updating marketing practices, briefing landlords on their revised responsibilities, and ensuring that all compliance processes—particularly around repairs, notices, and deposit protection—are watertight.
Agents should also prepare their teams for an increased focus on mediation, documentation, and maintaining professional standards throughout the tenancy lifecycle. While the Renters’ Rights Bill introduces greater complexity and regulatory burden, it also presents an opportunity.
Those who adapt early, invest in training, and commit to best practice will not only stay on the right side of the law—they’ll strengthen their reputation in a market that increasingly values fairness, transparency, and professionalism.
Andrew Stanton Executive Editor – moving property and proptech forward. PropTech-X
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