Renters’ Rights Bill Update: What Landlords Need to Know in 2025

Major reforms to the UK rental sector are one step closer to becoming law. The Renters’ Rights Bill, which aims to overhaul the balance between landlord and tenant rights, has progressed through the House of Lords and is now approaching its final legislative stages.

Whether you own a single property or a large portfolio, here’s what you need to know — and prepare for.

🚫 1. Abolition of Section 21 ‘No-Fault’ Evictions

• Section 21 will be removed entirely.
• All evictions must now be made using Section 8, which requires specific legal grounds (e.g. rent arrears, antisocial behaviour, or selling the property).
• Landlords will need to present evidence and possibly attend court — raising concern over court readiness and potential delays.

🔄 2. All Tenancies to Become Periodic

• The Bill proposes to eliminate fixed-term ASTs.
• All new tenancies will automatically be periodic rolling contracts.
• Tenants can give 2 months’ notice at any time — making long-term planning more uncertain for landlords.

💷 3. Rent Increases and Tribunal Rights

• Rent increases will be limited to once per year.
• Landlords must provide written justification if challenged.
• Tenants can escalate unjustified increases to a First-Tier Tribunal for review.

🐾 4. Right to Request a Pet

• Tenants will have the legal right to request a pet, which landlords can only refuse with a valid reason.
• Landlords may be allowed to request a pet insurance policy or an optional pet deposit, subject to final confirmation in secondary legislation.

🏠 5. Bans on Discrimination & Rent Bidding

• Landlords will be banned from:
  
• Rejecting tenants who receive benefits or have children without justification.
• Encouraging rent bidding wars — properties must be let at the advertised price.
• Demanding more than one month’s upfront rent.

🛠️ 6. Stronger Compliance Obligations

• Introduction of a mandatory national landlord database.
• Expansion of the Decent Homes Standard to the private rented sector (including mould/damp standards under “Awaab’s Law”).
• Tougher penalties for non-compliance, including civil penalties and rent repayment orders.

⚠️ Key elements like court reform, pet rules, and enforcement standards may be phased in later via secondary legislation.

• Court capacity: With Section 21 abolished, all evictions will rely on more complex Section 8 processes, possibly causing backlogs.
• Loss of fixed-term security: Some landlords are concerned that rolling tenancies may increase tenant turnover and reduce rent predictability.
• Unclear rules around pets & deposits: Ongoing debate continues around how to balance pet ownership with fair property protection.

• Review your tenancy agreements
  Prepare for a shift to periodic tenancies by 2026–2027.
• Familiarise yourself with Section 8
  Understand the legal grounds and required evidence for possession claims.
• Consider rent review clauses carefully
  Keep increases fair and evidence-backed to avoid tribunal challenges.
• Prepare for pet requests
  Review your insurance coverage and property suitability in advance.
• Stay up to date
  The Renters’ Rights Bill is still evolving — we’ll keep you informed of finalised implementation dates and supporting legislation.

🧭 We’re Here to Help

At Stewarts Estates, we’re monitoring every stage of the Renters’ Rights Bill and are ready to help you stay compliant and confident.

📞 If you’d like tailored advice or a tenancy health check, please contact our team directly — we’re happy to support you through the changes ahead. You can call us on 01202 805050.