The Renters’ Rights Bill: What It Means for Landlords and Tenants

The long-awaited Renters’ Rights Bill is set to receive Royal Assent soon, ushering in the most significant reforms to the private rented sector in decades. Designed to create a fairer, more transparent, and accountable rental market, the new Renters’ Rights Act introduces a range of changes that will affect landlords, letting agents, and tenants alike.

There's a lot to unpack here, so we've broken down the key parts into 12 distinct sections. For a deeper dive into each topic to better understand how these changes will affect you, click the links to be taken to our Knowledge Base and learn more.

1. Goodbye Section 21: New Grounds for Ending Tenancies

What’s changed: Section 21 ‘no-fault’ evictions are abolished, and landlords must now use specific Section 8 grounds to regain possession, with new notice periods and restrictions.

Why it matters: This creates fairer tenancies and prevents unfair evictions, while still allowing landlords to regain possession for legitimate reasons such as sale or occupation.

2. From Fixed-Term to Rolling: Understanding the New Periodic Tenancies

What’s changed: Fixed-term Assured Shorthold Tenancies (ASTs) are being replaced with open-ended periodic tenancies that continue indefinitely until ended by either party.

Why it matters: This gives tenants greater stability and flexibility, while landlords must adjust to new notice procedures and a more consistent tenancy model.

3. New Tenancy Structure: What Landlords Must Provide

What’s changed: Landlords must now issue a written statement of terms at the start of every tenancy and can no longer require rent before signing.

Why it matters: These measures standardise documentation, promote transparency, and help both parties clearly understand their rights and obligations from the outset.

4. Rent Increases: The New Rules and Limits

What’s changed: Rent can only be increased once per year using a formal Section 13 notice, with two months’ notice and the right for tenants to challenge increases.

Why it matters: This introduces predictability and fairness in rent adjustments, giving tenants greater security and landlords a clear legal process to follow.

5. No More Rent Bidding Wars

What’s changed: Landlords and agents can no longer accept offers above the advertised rent or invite tenants to bid higher.

Why it matters: It ensures fairness and transparency in competitive markets, creating a level playing field for all applicants and improving trust in the rental process.

6. Pets in Rentals: Stronger Rights for Tenants

What’s changed: Tenants now have the right to request a pet, and landlords must respond within 28 days — with refusal only allowed for reasonable grounds.

Why it matters: This balances tenants’ desire for pet ownership with landlords’ right to protect their property, offering a more flexible and compassionate approach to renting with animals.

7. Fair Access for All: Anti-Discrimination in Lettings

What’s changed: It is now unlawful to refuse or discourage tenants based on having children or receiving benefits, and discriminatory terms in mortgages or insurance are void.

Why it matters: This modernises renting by ensuring equal treatment and removing outdated “No DSS” or “No children” policies, fostering a fairer and more inclusive private rental market.

8. Raising the Bar: The New Decent Homes Standard

What’s changed: The Decent Homes Standard now applies to private rented properties, requiring homes to be safe, well-maintained, and free from damp and hazards.

Why it matters: This aligns private rentals with social housing standards, improving living conditions and ensuring landlords maintain homes that are fit and healthy to live in.

9. Landlord Registration and Ombudsman Membership

What’s changed: Every landlord must register on the Private Rented Sector Database and join the Landlord Ombudsman for complaint resolution.

Why it matters: These measures increase transparency, professionalism, and accountability across the sector, protecting both tenants and responsible landlords from poor practice.

10. Stronger Enforcement and Higher Penalties

What’s changed: Local authorities gain new powers to investigate and fine landlords up to £40,000 for breaches, with Rent Repayment Orders of up to 24 months’ rent.

Why it matters: It strengthens enforcement against rogue landlords, ensuring compliance and creating a fairer, safer rental environment for tenants and compliant property owners.

11. Joint Tenancies Explained: What Happens When One Tenant Gives Notice

What’s changed: When one tenant in a joint tenancy gives notice, it ends the tenancy for everyone — regardless of whether the others wish to stay.

Why it matters: Understanding this helps landlords and tenants manage shared tenancies correctly, avoiding confusion and ensuring a smooth transition when one person moves out.

12. Guarantors and the Death of a Tenant: What Landlords Need to Know

What’s changed: Guarantors are no longer liable for rent after a tenant’s death, except in joint tenancies where the tenancy continues and the guarantor is not a family member.

Why it matters: This compassionate reform protects family guarantors during bereavement while maintaining fairness for landlords by allowing recovery of pre-death arrears and costs.

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Final Thoughts

The Renters’ Rights Act represents a landmark moment for the housing sector, promising a more balanced relationship between tenants and landlords. At Property Genius, we’ll continue to provide clear, practical guidance on how these changes affect you and what steps you can take to stay compliant.