The Renters’ Rights Bill and What Landlords Should Know
This article explains what the Renters' Rights Bill entails, including the abolition of Section 21 no-fault evictions and move to rolling tenancies.
11/11/2025By Pauzible Team · Editorial Team
The private rental sector is set to undergo major reform. The Renters’ Rights Bill is one of the most significant changes contemplated to landlord-tenant laws in recent years. Once the bill is passed, it will shape the future of how landlords and tenants interact. The bill aims to create fairer housing conditions, strengthen renters' rights and establish a more transparent system for all parties involved.
For landlords, this proposed new legislation means a change in how properties must be managed. For tenants, it offers a stronger safety net, greater security and more clarity in tenancy arrangements. Understanding what is changing is essential for landlords who want to stay compliant and for tenants who wish to know their rights.
When Will the Renters’ Rights Bill Take Effect?
The Renters’ Rights Bill was introduced in 2024 and is in its final stages before it receives Royal Assent and becomes law in the form of The Renters’ Rights Act. Current expectations are that the main reforms, including the end of Section 21 evictions and move to rolling tenancies, may begin around March 2026. Other provisions may be phased in later through secondary legislation, such as a landlord database and redress scheme.
1. The End of Section 21 No-Fault Evictions
One of the biggest changes encapsulated in the Renters’ Rights Bill is the abolition of Section 21 no-fault evictions. Previously, landlords could end a tenancy at the end of a fixed term by giving at least two months’ notice but without giving any reason. This practice left many tenants facing relatively short notice periods to find new homes.
Once The Renters’ Rights Bill becomes law, landlords will have to provide a valid reason and longer notice periods if they wish to end a tenancy. These reasons would have to be legally acceptable, such as non-payment of rent, damage to the property, or the landlord's wish to sell or move back in. This change is designed to provide tenants with greater stability while ensuring landlords can still act in cases where tenancy agreements are breached.
2. From Fixed-Term Tenancies to Rolling Tenancies
The bill also replaces fixed-term tenancies with rolling tenancies. Under the old system, most tenancy agreements were for six or twelve months. Under the proposed new law, tenancies will automatically roll on a periodic basis. Landlords will still have protection if tenants break rules, but tenants will no longer feel trapped by fixed end dates with short notice periods.
3. Rent Increases Limited to Once Per Year
Another key part of the Renters’ Rights Bill is to place a restriction on the frequency of rent increases. Landlords will be able to increase rent only once per year using a Section 13 notice. This provision was introduced to prevent sudden and repeated rent hikes that sometimes left tenants struggling to manage their budgets in the past. For landlords, it means careful planning around rent reviews. Rent adjustments must be fair and reflect the market, but they cannot be made more than once within a twelve-month period. Tenants can challenge unreasonable increases through a tribunal, which provides them with additional protection.
4. Rent in Advance under the New Bill
The bill also addresses the issue of rent in advance, which has been a growing concern for tenants. Under the new legislation, landlords are discouraged from demanding an excessive amount of rent in advance. While a landlord can still ask for the first month’s rent and a tenancy deposit, the bill makes it clear that high advance rent demands are not acceptable as a routine practice.
5. Landlords Must Join a Redress Scheme
To improve accountability, the bill requires landlords to register with a government-approved redress scheme. The redress scheme will allow tenants to raise complaints and seek resolution of disputes that cannot be settled directly with landlords. For landlords, joining the scheme will be mandatory and failing to register will result in penalties. This move aims to raise standards across the rental sector. Tenants will feel more confident knowing there is an independent body that they can approach if things go wrong.
6. A National Landlord Database
The introduction of a national database is another significant shift. Every landlord will need to register their property or properties and provide details about their compliance with regulations. This database will be publicly accessible and is designed to improve transparency in the rental sector.
Tenants will be able to verify whether their landlord is registered and compliant before signing a tenancy agreement. For landlords, this creates more paperwork but also presents an opportunity to build trust with tenants by demonstrating that they meet the required standards. The government believes this measure will help remove rogue landlords from the system.
7. The Right to Request Pets
Pets are a common source of disputes in rental housing. Previously, many landlords used blanket bans to avoid potential damage or complaints. The Renters’ Rights Bill changes this by giving tenants the right to request a pet.
Landlords cannot unreasonably refuse such requests. However, they will have some protections. Tenants must accept responsibility for any damage caused and may be asked to take out pet damage insurance.
This reform strikes a balance between the growing demand for pet-friendly housing and landlords’ need to protect their properties.
8. Awaab’s Law and Its Connection to the Renters’ Rights Bill
Awaab’s Law was introduced after the tragic death of two-year-old Awaab Ishak in 2020 from prolonged exposure to mould in his family’s social housing flat. The law imposes a legal duty on social landlords to investigate and rectify serious hazards, such as damp and mould, within strict timeframes. While initially targeted at the social housing sector, the principles behind Awaab’s Law have influenced the Renters’ Rights Bill. The new reforms strengthen tenant protections by holding landlords more accountable for property condition and empowering tenants to challenge unsafe or unhealthy homes. This shift signals a broader change in housing policy, where tenant health and safety are being prioritised at the forefront of rental regulation.
9. Ban on Rent Bidding and Discrimination
The bill also tackles unfair practices in the rental market. Rent bidding wars, where tenants are encouraged to outbid each other, will be banned. Landlords and agents must advertise a property at a set price and cannot accept offers above it.
Discriminatory clauses are also being removed. Tenancy agreements can no longer contain blanket bans on families with children or tenants on benefits. The aim is to make the rental market fairer and more accessible, reducing barriers that have left many people struggling to find housing.
What This Means for Landlords
For landlords, these reforms mean adjusting the way properties are managed. The end of no-fault evictions and the shift to rolling tenancies may reduce flexibility. Rent increase controls mean income planning needs to be more structured.
Joining a redress scheme and registering with the landlord database will add to a landlord's administrative workload. Yet, these changes also give landlords a chance to build trust and demonstrate that they are professional. In the long term, the reforms are designed to level the playing field and encourage responsible landlords.
What This Means for Tenants
For tenants, the Renters’ Rights Bill offers stronger security and fairer treatment. Tenants can no longer be evicted without reason. They will have more freedom regarding tenancy lengths and greater control over rent increases. The reform also means better access to dispute resolution, more transparency about landlords and protection against discrimination. For many renters, this bill represents a significant step toward stable and fair housing.
Conclusion
The Renters’ Rights Bill represents one of the most crucial housing reforms in recent years. Landlords will have new responsibilities while tenants gain stronger protections.
The bill abolishes Section 21 evictions, introduces rolling tenancies, restricts rent increases and requires landlords to register and join a redress scheme. It also empowers tenants by banning discrimination and granting the right to request pets.
For landlords, compliance will be key to avoiding penalties and maintaining good tenant relationships.
FAQ’s
Q. Can landlords still evict tenants?
A. Yes, landlords can evict tenants, but only under valid legal grounds, such as rent arrears, property damage or the need to move back into the property.
Q. How often can rent be increased under the new rules?
A. Rent can only be increased once every twelve months using a Section 13 notice. Any increases must be fair, and tenants can challenge them if they believe they are unreasonable.
Q. Do landlords have to register with the national database?
A. Yes, registration is mandatory. Landlords who fail to register may face penalties.
Q. What if a landlord refuses a tenant’s request for a pet?
A. Landlords must consider the request and cannot refuse it without good reason. Tenants may be required to take out pet damage insurance.
Q. Are bidding wars for rental properties still allowed?
No, the bill bans rent bidding wars. Properties must be advertised with a fixed rental price.
Q. Does this bill affect existing tenancy agreements?
A. Yes, the reforms will apply to both new and existing tenancies once the law takes effect.
About the author
Pauzible Team
Editorial Team
The Pauzible Team consists of finance professionals and property market specialists dedicated to reinventing home ownership and BTL financing. With deep expertise across UK real estate and innovative financial products like Equity Partnership Agreements, we provide landlords and homeowners with the insights they need to unlock equity, navigate market volatility, and build sustainable wealth through property. Our mission is to make complex property finance simpler, quicker, and more accessible for everyone.
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