How will the Renters Rights/Reform Bill effect me as a landlord?

Here’s how the Renters’ Rights/Reform Bill in England is expected to affect landlords:

🏠 1. No-fault evictions banned (Section 21 removed)

• Landlords can no longer evict tenants without a valid reason—only legitimate grounds under Section 8 (e.g., rent arrears, anti‑social behaviour, needing property back to sell or move in) are allowed.
• Tenant eviction now triggers mandatory notice periods (e.g., 4 months if you’re selling or moving in).

2. Fixed-term tenancies abolished → All tenancies become periodic

• Every new tenancy will convert to rolling (monthly or periodic), meaning there’s no fixed end date.
• Rent can increase just once per year via Section 13 notice, and tenants can challenge it at tribunal.

3. Increased possession thresholds and notice periods

• Evictions for rent arrears require 3 months’ arrears (up from 2), plus longer notice periods (4 weeks vs 2).
• For ownership/move-in, eviction grounds are postponed for 12 months at start of tenancy, with a 4‑month notice.

4. New compliance obligations & enforcement

• Landlords must register on a central Private Rented Sector database and join a landlord ombudsman.
• Properties must meet the Decent Homes Standard.

5. Ban on rent bidding and caps on upfront payments

• Bidding wars over rent are illegal—you must publish an asking rent and stick to it.
• Advance rent payments limited to one month.

6. Anti-discrimination & pet-friendly provisions

• You can’t refuse tenants with children or on benefits.
• Pet requests must not be unreasonably refused. The need for pet insurance is optional but currently under consideration.

7. Stronger penalties & rent repayment orders

• Tenants can seek rent repayment orders for up to 2 years, and officers of corporate landlords may be held personally liable.
• Non‑compliance (e.g. illegal eviction, discrimination) could result in fines up to £7,000 and even court convictions.

📅 Key Timing

• Bill expected to receive Royal Assent in Summer 2025; implementation likely between October 2025 and January 2026
• Some measures (e.g. no‑fault eviction ban, tenancy structure change) may come

in early, others (e.g. Awaab’s safety rules) phased from late 2025.

✅ How landlords can prepare now

Bottom line:
The bill marks a fundamental shift—more tenant protections, more rules, less flexibility for landlords. It’s essential to prepare operationally, legally, and financially to adapt to a more regulated environment and protect your investment.

If you’re looking for advice with selling, letting, buying or renting your home, we would be delighted to have the opportunity to discuss the options available. Feel free to call us on 0203 985 1976.