Everything You Must Know: Renters Rights Bill

What is the Renters’ Rights Bill—and why it matters

Originally introduced by the Labour government in September 2024, the Renters’ Rights Bill is a landmark overhaul of private-rented housing law in England. It builds on and replaces the previous Conservative Renters (Reform) Bill. Its aim: rebalance the power between tenants and landlords, increase housing standards, and improve enforcement.

Key proposals include:

Abolition of Section 21 evictions
Transition to periodic tenancies as the new standard
Stronger legal grounds under Section 8
Creation of a Private Rented Sector (PRS) database
New Ombudsman for private landlords
Enshrining the Decent Homes Standard in law
Mandated response timelines for hazards under Awaab’s Law

Rent Repayment Orders (RROs): major expansions

The Bill transforms RROs from niche remedies into mainstream enforcement tools:

Claim period extended to 24 months
Tenants can claim from superior landlords, not just their direct landlord
New offences added, such as misuse of possession grounds or PRS database fraud
Penalties for repeat offenders increase to 100% of rent repaid
Proposed change to legal threshold: shifting some offences to a “balance of probabilities” test

Key changes landlords must know

No-fault Section 21 evictions banned

Landlords can no longer evict without cause. All evictions must go through formal procedures with valid grounds under Section 8.

Tenancies default to periodic

The Bill replaces fixed-term ASTs with rolling monthly contracts. Tenants can leave with 2 months’ notice; landlords must prove possession grounds.

Rent increases limited

Landlords can only increase rent once per year using Section 13, with two months’ notice. Tenants may appeal to the First-tier Tribunal.

Pets and deposits

Landlords cannot unreasonably ban pets. However, they can require tenants to have pet insurance. Security deposits are capped.

Stronger enforcement on hazards

The Bill brings Awaab’s Law into the private sector, requiring action on damp and mould within fixed timeframes.

Decent Homes Standard now applies

This new legal baseline for housing quality will be enforced across all rental homes. Learn more here.

Mandatory registration on the PRS database

All landlords must register their properties on the new PRS property portal.

Dispute resolution through Ombudsman

A new landlord ombudsman will provide tenants with free redress for complaints.

Impact on landlords (and what to prepare for)

Increased compliance workload: new registration, data, and evidence requirements
Delayed repossession processes due to court congestion under Section 8
Greater financial risk from RROs and Ombudsman rulings
Pressure on rental profits due to rising operational and legal costs
Less control over tenancy terms, especially with periodic agreements
Need for fast response times to maintenance and legal notices

Where the Bill stands now

Here’s a timeline of key legislative steps:

Bill introduced: 11 September 2024
House of Commons: Passed in April 2025
House of Lords Third Reading: Completed 21 July 2025
Commons consideration of Lords Amendments: Scheduled for 8 September 2025
Expected Royal Assent: Late September to October 2025
Implementation begins: Early 2026

You can track official progress on Parliament’s website.

What landlords should do now

Register on the PRS portal when it is live: Prepare for mandatory compliance
Audit your properties: Ensure you meet the Decent Homes Standard
Update your tenancy agreements: New contract will be needed to take into account the new changes
Plan for RRO risks: Keep records for 24+ months
Learn Section 8 grounds: As these grounds will be the only grounds to terminate a tenancy on
Get legal support: Especially when handling complex evictions or challenges