Renters' Rights Bill Clears Parliament: What does it mean for landlords?

The Renters’ Rights Bill is a monumental shift in the private rental sector, fundamentally rebalancing the relationship between landlords and tenants. Encompassing several core changes, from no fault evictions to a change in how repairs are handled, the new bill means landlords need to adapt. This article explores the changes in more detail, what landlords need to implement straight away to minimise liability, and what will be on the horizon for the future.

Where does the Bill stand now?

Parliamentary papers show that the Bill has reached Royal Assent, though official plans for how this will be rolled out are still to be announced. Some of the measures already have specific commencement plans in place, while others need to be reviewed further. What we do know, however, is that landlords can’t be complacent – the changes ahead are fundamental and property owners who adapt now will be best positioned to navigate these transitions smoothly.

The key changes landlords need to note

The end of Section 21

The removal of Section 21 ‘no-fault’ evictions is the most significant change found in the Bill. All assured tenancies now move to a single periodic model matching the rent payment period, which is usually monthly. There’s no longer a minimum tenancy term or rolling tenancy, and tenants can serve two months’ notice to leave at any time from day one if they choose to.

What’s more, landlords need to rely on specific possession grounds and follow the new procedures to regain possession, such as rent arrears, anti-social behaviour or the need to sell or move back into the property themselves.

While this provides more security for tenants, it also means landlords need to have sufficient evidence for any formal procedures before they seek possession, so it’s vital to keep detailed tracking of rent, written warnings and inspection notes, as well as a clear communication trail, especially in the event of disputes.

Deposit reform and rent increases

The Bill puts a cap on rent rises, typically to once a year, and requires landlords to follow a set notice period, as well as provide evidence of market standards if these increases are challenged. Tenants will also have prescribed routes for challenging excessive increases.

In addition to this, landlords will be prohibited from letting by bidding, with ads needing to show a clear asking rent. Lastly, the Bill proposes a new model for deposits, with a lifetime deposit model that transfers between tenancies, rather than tenants requiring a fresh deposit with every move, although this requires further regulatory detail to be implemented.

Decent Homes Standard and Awaab’s Law

The Act extends the Decent Homes Standard to the private rented sector, meaning all rental properties have to meet minimum requirements for safety, thermal comfort, and their overall condition. Although timescales for this haven’t been set yet, the standard is expected to require properties to be free from serious hazards, in reasonable repair with modern facilities, have modern kitchens and bathrooms installed, and provide effective insulation and efficient heating.

Awaab’s Law, introduced following the tragic death of two-year-old Awaab Ishak in 2020 from mould exposure, imposes strict time-bound duties on landlords to investigate and remedy serious hazards such as damp and mould. This is now in effect, as of October 2025, for the social rented sector and is expected to be rolled out to the private sector in subsequent years.

The message is clear: reactive maintenance isn’t enough. Planned Preventative Maintenance (PPM), as outlined here by commercial chartered building surveyors Bradley-Mason, is a proactive approach that prevents issues before they arise. This involves surveys used to plan routine maintenance, as well as larger strategic works, that will allow the property to remain in optimal condition and minimise the risk of unexpected repair costs.

In addition to PPM, landlords need to establish a quick triage process for any reported hazards and schedule regular checks for mould and damp, heating systems, electrical and plumbing services, and ventilation, with clear timescales for repairs.

Pet and benefits restrictions removed

Keeping pets has long been a source of conflict in tenancies, with many landlords not letting to tenants with pets. Under the new legislation, landlords have to consider reasonable pet requests and can’t implement a blanket ban without justification. However, additional deposits or cleaning clauses in the tenancy agreement will be accepted if fair and proportionate.

The Bill will also outlaw any discriminatory practices by landlords against tenants who have children or those receiving benefits, so adverts outlining ‘no children or DSS’ will no longer be possible.

Enhanced regulatory oversight

All landlords will be required to join a mandatory private rented sector database to increase transparency for tenants and local housing authorities, as well as an Ombudsman scheme which will provide quick, fair, and binding redress for any tenant complaints.

The Ombudsman will have the power to investigate complaints, make binding decisions including compensation orders, and refer serious breaches to local authorities. Regulations are still needed to outline what details landlords will need to provide and how much registration will cost.

There will be fines and criminal offences for breaches of this new bill, and local housing authorities will be under pressure to take enforcement action against landlords who don’t cooperate with the new legislation.

The Renters’ Rights Act 2025 is a much-needed reset of the private rented sector’s regulatory framework. These changes are substantial, challenging, and non-negotiable, but landlords who take action now will find themselves in a far better position than those who delay.