The Renters’ Rights Bill, previously called the Renters’ Reform Bill, has been a major focus of housing policy since 2019. Following the latest political shift, the bill was introduced during the Kings’ Speech in July 2024 and renamed to better reflect its emphasis on tenant protections. The bill introduces new rules that significantly impact both tenants and landlords, including stronger eviction protections, limits on rent increases, and improved housing standards.

What is the Renters’ Rights Bill?

One of the most significant reforms under this bill is the abolition of Section 21 no-fault evictions, meaning landlords can no longer evict tenants without providing a valid reason. Additionally, rent increases will now be limited to once per year, and rental bidding wars between tenants will be banned. Instead of Section 21 of the act, landlords can end a tenancy agreement early if they have a legal reason under Section 8 of the Housing Act of 1988.

 The bill also enhances protections for renters at risk of homelessness or financial hardship, ensuring landlords cannot evict them unfairly.

Key Provisions of the Bill (for a full list please visit - Guide to the Renters’ Rights Bill - GOV.UK)

1.     Changes to Evictions and Possession Grounds
Landlords will only be able to reclaim their property under legally specified grounds, such as selling the home or moving in themselves. However, they cannot do this within the first twelve months of a tenancy. New provisions also make it easier to evict tenants with a history of repeated rent arrears. If a tenant has at least two months of unpaid rent on three separate occasions within a three-year period, landlords will have the right to proceed with eviction.

1. Tenants’ Right to Keep Pets
   Tenants now have the right to request a pet, and landlords must provide a valid reason if they refuse. If a tenant disagrees with the decision, they have the right to challenge it through an independent ombudsman or the court system. Landlords can, however, require tenants to take out pet insurance to cover potential damages.

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)

1. Restrictions on Rent Increases
   Rent increases can now only occur once per year, and landlords must provide tenants with at least two months' notice before raising rent. Additionally, upfront rental payments may be capped to prevent landlords from demanding excessive amounts in advance.

1. New Property Portal for Landlords and Tenants
   A digital property portal will be introduced to help landlords comply with legal obligations while also providing tenants with clearer information about their rights. This tool will also help local councils track landlords who are not complying and improve rental property standards.

1. Decent Homes Standard for Private Rentals
   The bill extends the Decent Homes Standard to private rentals, requiring properties in the Private Rented Sector (PRS) to meet the following:

• Provide sufficient insulation to reduce noise disturbances

• Are free from serious safety hazards, such as fire risks, fall dangers, or carbon monoxide exposure

• Include essential kitchen and bathroom facilities

• Maintain a properly heated, dry, and well-ventilated environment

• Offer clean, functional, and appropriate living spaces

Landlords who fail to comply with these standards could face financial penalties of up to £30,000 or even a banning order. Additionally, tenants may be eligible to claim up to 24 months’ worth of rent refunds through rent repayment orders. Local councils will also have enhanced authority to investigate and take action against landlords providing inadequate housing.

1. Ombudsman for Dispute Resolution
   A new ombudsman service will handle disputes between tenants and landlords, offering an alternative to court proceedings. This body will have the authority to demand apologies, enforce compensation payments (up to £25,000), and ensure landlords meet their obligations.

Impact on Tenants

For tenants, this bill represents a significant step toward greater security and affordability. Key benefits include:

• Stronger protections against evictions

• Greater stability in rent prices - The bill includes measures to prevent rental bidding wars, aiming to create a fairer process for tenants. However, there are concerns about how effective this will be. Similar policies in Scotland and Northern Ireland have been introduced before but have not always delivered the intended outcomes.

• The right to challenge unfair decisions about keeping pets

• Access to an independent ombudsman for resolving disputes quickly

Impact on Landlords

While many landlords feel that these changes reduce their control over their properties, the government feel there are also advantages:

• A clearer, more streamlined eviction process for tenants with persistent arrears

• The process for landlords to regain possession of their properties has been revised to be more straightforward and efficient

• The ability to require pet insurance to mitigate risks from tenants with animals

• Access to a structured property portal to simplify compliance

• A stronger dispute resolution system that reduces the need for costly court cases

Conclusion

The Renters’ Rights Bill aims to create a fairer, more transparent rental market for both tenants and landlords. By removing no-fault evictions, capping rent increases, and setting clear housing standards, the government seeks to balance tenant security with landlord accountability. While opinions remain divided, this bill is set to reshape the UK rental market in a lasting way.

For more details, you can find the full government overview on their website Guide to the Renters’ Rights Bill - GOV.UK

If you need guidance on how these changes could affect you, or if you want to ensure compliance with all new regulations through our Fully Managed service, please feel free to contact us. Our lettings experts are happy to assist!