The Renters' Rights Bill represents the most significant reform to private renting in England for over 30 years. Originally introduced as the Renters (Reform) Bill under the previous government and reintroduced with amendments, the Bill is expected to receive Royal Assent in 2025/2026 with provisions being phased in over the following months.
For estate agents managing rental properties, the changes are substantial. Here is a summary of the key provisions and what you should be doing now to prepare.
Abolition of Section 21 "No-Fault" Evictions
The headline change. Section 21 of the Housing Act 1988, which allows landlords to evict tenants without giving a reason, will be abolished. All tenancies will become periodic from day one, meaning tenants can stay indefinitely unless the landlord uses one of the revised grounds for possession under Section 8.
What this means for agents: You will need to be far more rigorous about which Section 8 ground applies before pursuing possession, and ensure robust evidence is in place. The days of using Section 21 as a catch-all are ending.
Revised Grounds for Possession
While Section 21 is going, the Bill strengthens and adds to the Section 8 grounds. Key grounds include:
- Landlord wishes to sell — a new mandatory ground, available after 12 months of tenancy
- Landlord or family member wishes to move in — available after 12 months
- Rent arrears — remains a ground, with specific thresholds
- Anti-social behaviour — strengthened to make possession easier in serious cases
- Repeated late payment of rent — a new ground
The Private Rented Sector Ombudsman
All private landlords will be required to join a new Ombudsman service. This gives tenants a free route to resolve complaints without going to court. Agents managing properties will need to ensure their landlord clients are registered and that complaint-handling procedures are in place.
The Private Rented Sector Database (Property Portal)
A new national database of private rented properties and landlords will be created. Landlords will be required to register before they can legally let a property. Local authorities will use the database for enforcement. Agents will likely need to verify registration status as part of their onboarding process for new landlord clients.
Decent Homes Standard Extended to Private Sector
The Decent Homes Standard, which currently applies to social housing, will be extended to the private rented sector. Properties must meet minimum standards for repair, thermal comfort, and modern facilities. Agents should be advising landlord clients now about any works needed to bring properties up to standard.
Bidding Wars and Rent in Advance
The Bill is expected to ban landlords and agents from accepting offers above the advertised rent and from requesting more than one month's rent in advance (with limited exceptions). This aims to prevent bidding wars and discrimination against tenants who cannot pay large sums upfront.
Tenant Rights to Keep Pets
Tenants will have the right to request permission to keep a pet, and landlords must not unreasonably refuse. Landlords may require the tenant to take out pet damage insurance. Blanket "no pets" policies will no longer be enforceable.
What Agents Should Do Now
- Review all template tenancy agreements and notices — Section 21 notices will become invalid
- Train staff on the new Section 8 grounds and evidence requirements
- Audit your landlord client base — identify properties that may not meet the Decent Homes Standard
- Update your complaints procedure to align with the new Ombudsman requirements
- Begin discussing the changes with landlord clients, particularly around pet policies and rent-in-advance practices
- Monitor the parliamentary progress of the Bill for confirmed commencement dates
This article reflects the Renters' Rights Bill as introduced. Specific provisions and commencement dates may change as the Bill progresses through Parliament. Always check the latest position on the UK Parliament website or seek legal advice before making changes to your business practices.