The Renter’ Rights Bills is a proposed law that aims to reform the private rented sector. The main aims include ending “no-fault” evictions (Section 21), abolishing fixed term tenancies, introducing new eviction grounds, limiting rent increases, improving tenant rights (e.g. regarding pets), banning some discriminatory practices, and strengthening enforcement.
The short answer is yes.
The Bill is expected to receive Royal Assent in late 2025. Most changes will take effect from early 2026, although some elements may be delayed.
Section 21 notices will be abolished. Landlords will no longer be able to evict tenants without giving a reason. All evictions must use the legal Section 8 grounds.
Fixed-term assured shorthold tenancies (ASTs) will be replaced with periodic tenancies. All existing ASTs will automatically convert into periodic tenancies once the law comes into force. i.e. they will change overnight.
Tenants: must give 2 months’ notice at any time.
Landlords: must use valid Section 8 grounds (e.g. serious rent arrears, sale of property, landlord moving in), with specific notice requirements and minimum tenancy periods in some cases.
Rent can only be increased once per year.
Landlords must give at least 2 months’ notice using a Section 13 notice. Rent must always reflect the open market rate and tenants can challenge increases via the First-Tier Tribunal.
No. Under the new rules, landlords can only request one month’s rent in advance. Charging more will be prohibited.
Yes. Tenants will have the right to request to keep a pet, and landlords cannot unreasonably refuse. Landlords may request pet insurance or proof of responsibility, but blanket bans are not allowed.
Yes. The Bill includes specific clauses that will prohibit discrimination against tenants based on receiving benefits, having children, or other protected characteristics.
Registration on a new Private Rented Sector database (although we don’t expect this change imminently) and various other additional admin tasks.
Landlords must use one of the reformed Section 8 grounds to regain possession, such as:
Rent arrears
Anti-social behaviour
Landlord or close family moving into the property (after 12 months)
Selling the property (after 12 months)
Some grounds include minimum tenancy periods or longer notice requirements, which we expect to be 4 months.
Tenants must give at least 2 months’ notice to leave.
Landlords’ notice periods vary depending on the Section 8 ground used, ranging from 2 weeks to 6 months.
A lot of work is going on behind the scenes at Hobbs Parker to ensure that your clients are ready for the Bill. There will be changes in the way we have to operate and we would be happy to discuss this with you in greater details and to discuss your circumstances directly.