The Renters' Rights Bill (RRB) has been making waves in the UK, especially following its second reading in the House of Lords on 4 February 2025. As the bill moves closer to becoming law, it has sparked significant discussion and concerns from landlords, letting agents, and industry experts. While it’s designed to offer stronger protections for tenants, many are worried about its potential to disrupt the rental market and create challenges for landlords. With the bill now entering the Committee stage, let's break down the key provisions and the industry's reactions.

What Landlords Need to Know About the Renters' Rights Bill

1.     Landlords’ Right to Reclaim Their Property

A central element of the bill is ensuring that landlords can regain possession of their property, especially if they wish to sell or have a family member or themselves move in. However, tenants will be protected from eviction during the first 12 months of tenancy. Section 21 notices will be abolished, and landlords will only be able to evict a tenant by serving a Section 8 notice, stating a specific ground. Some members of the House of Lords raised concerns that there might still be loopholes, potentially leading to unintended consequences for tenants and landlords.

2.     Abolition of Fixed-Term Tenancies & Restrictions on Rent in advance

The bill proposes removing fixed-term and assured shorthold tenancy (AST) agreements, which have traditionally offered both tenants and landlords a level of stability. The government suggests this change will provide tenants with greater flexibility. ASTs will be replaced with a new type of tenancy agreement, meaning landlords will no longer be able to require a minimum term of six or twelve months. Instead, tenants will have the right to give two months' notice at any time from the start of their tenancy. Landlords will be restricted to requesting no more than one month's rent upfront, in addition to a security deposit of five- or six-weeks’ rent. This measure aims to prevent financial barriers for tenants and will be enforced under the Tenant Fees Act 2019.

3.     Tenant Rights to Keep Pets

Under the new bill, landlords would no longer be able to unreasonably refuse tenants’ requests for pets. Tenants can now dispute a refusal, and landlords may require tenants to purchase pet insurance to cover any damage caused. However, pets can still be refused in certain cases—for example, if the building’s lease (like in some leasehold flats) has a no-pets clause, or if the property is unsuitable, such as in a small flat or a House in Multiple Occupation (HMO)

4.     Energy Efficiency Upgrades

The bill also aligns with the government’s broader sustainability goals, requiring all rental properties to meet an Energy Performance Certificate (EPC) rating of C by 2030. This may be costly for landlords, especially small property owners who may struggle to meet the new standards. To support landlords in meeting these standards, the government is considering financial assistance measures, such as grants or incentives, to offset the costs of necessary upgrades. While specific details are still being finalised, these measures aim to make the transition more manageable and beneficial for landlords.

5. Enhanced Powers for Local Councils

Another controversial aspect of the bill is the proposal to give local councils more authority to monitor and penalise landlords who break the rules. This could include inspecting properties, both business and residential, to ensure compliance. While this is seen as a positive step for protecting tenants, critics argue it may infringe on landlords' privacy and create additional administrative burdens.

Industry Reactions: Mixed Views on Renters’ Rights Bill

The property sector has expressed both support and concern over the bill. Industry experts have welcomed measures like court reform and improved local council funding to enforce tenant protections. However, the bill’s provisions around rent control have sparked concern, as previous attempts to implement similar policies in Scotland have faced difficulties.

In addition, there are calls for clearer regulations on short-term lets, as well as more protection for students and clearer rules for handling rental deposits—especially when pets are involved.

Looking Ahead: The Future of the Renters' Rights Bill

As the RRB moves into the Committee stage, further revisions are expected. Tenants stand to gain increased rights and flexibility, but landlords will face new hurdles that could affect the property investment landscape. The bill’s long-term impact will depend on how it evolves and whether it strikes a balance between protecting tenants and maintaining a stable rental market.

For landlords and letting agents, staying informed about these changes is essential to navigating the upcoming landscape of the rental market.

If you’d like to learn more about the upcoming changes under the RRB or are interested in upgrading to our Fully Managed service for comprehensive support, please feel free to contact us.

You can also explore the full details of the bill and its measures on the GOV.UK website for an in-depth overview.

Alternatively, if you’re thinking about selling, we offer a no-obligation property valuation and have a dedicated, engaging sales team ready to guide you through the process.  Call us on 01394275276 or via our website: Contact Wainwrights