Renters’ Rights Bill becomes law – what do landlords need to know?

The Renters’ Rights Bill, which includes plans to ban Section 21 evictions, is set to bring about the biggest changes to tenancy laws in a generation.

The bill also contains proposed measures to limit rent increases, ban bidding wars, and improve rental property standards.

On 27 October 2025 the bill received Royal Assent and will now become the Renters’ Rights Act.

• What is the Renters’ Rights Bill?
• What’s included in the Renters’ Rights Bill?
• Timeline – when could the new measures be introduced?
• How landlords can prepare for the Renters’ Rights Act
• How could rental reforms impact landlords?

What is the Renters’ Rights Bill 2025?

The Renters’ Rights Bill is the result of the Labour government acting on its manifesto pledge to transform private renting.

The bill’s headline measures are to stop landlords from issuing Section 21 evictions and to end assured shorthold tenancies, making all tenancies periodic. 

Much of the new legislation came from proposals that were included in the Conservatives’ Renters’ Reform Bill, which was shelved shortly before the 2024 general election. 

The new tenancy system will apply to new and existing tenancies at the same time. This will prevent a confusing two-tier system and allow tenants to benefit from immediate security, according to the government.

It’s important to note that these new laws will apply only to tenancies in England. There are different rules for Scotland, Wales, and Northern Ireland.

Read the full version of the Renters’ Rights Act on the government website.

1. Banning Section 21 evictions

Removing Section 21 evictions from the Housing Act 1988 means tenancies will only be ended by a tenant or if a landlord has a valid reason, defined in law (through an updated Section 8 process).

Under the new system, when a tenant moves into a property they’ll be protected from eviction for 12 months (provided they don’t break their tenancy agreement). After that, if the landlord wants to sell or move into the property, they’ll need to give four months’ notice.

Landlords identified the ban on Section 21 evictions as the incoming measure they’re most concerned about, according to Simply Business research.

Over half (56 per cent) of landlords said they think removal of Section 21 will make evictions more costly and lengthy, with a further 32 per cent saying they’ll implement a stricter tenant vetting process as a result.

And although 71 per cent said they’d never used a Section 21 eviction, it’s clear that many landlords see it as a vital safety net.

A full list of the updated grounds for eviction is available on the government website. 

2. Making all tenancies periodic

Currently, most tenancies are Assured Shorthold Tenancies (ASTs) which means it’s usually for a fixed term (such as 12 months) before becoming a periodic tenancy if the tenant stays beyond the fixed term.

3. Introducing a landlord ombudsman

Landlords (including those who use a letting agent) will be required to join a new Private Rented Sector Landlord Ombudsman Service.

Tenants will be able to make complaints about their landlords to the ombudsman. The service will provide binding decisions on all cases that could require a landlord to pay compensation or make improvements to their property.

4. Extending Awaab’s Law to private rentals

Awaab’s Law was introduced in the social rented sector in 2023. As part of the Renters’ Rights Bill, it’ll be expanded to cover private rentals.

The law requires landlords to address hazards such as damp and mould within a specific timeframe. Tenants can take them to court if they don’t comply.

5. Extending the Decent Homes Standard to private rentals

Similar to Awaab’s Law, the Decent Homes Standard currently only applies to social housing but will be extended to private rentals as part of the Renters’ Rights Bill.

The Decent Homes Standard will set a minimum requirement for all rental properties, giving local authorities powers to take enforcement action against those who don’t comply.

7. Introducing a Private Rented Sector Database

Landlords will need to register themselves and their property details on a new Private Rented Sector Database.

The database will be designed to:

• give landlords easy access to compliance information
• provide tenants with more transparency before they rent a property
• provide local councils with more information on rental properties

8. Giving tenants the right to keep pets

To stop pet owners looking to rent a home from being penalised in rental properties, landlords won’t be able to unreasonably reject a pet request from a tenant. And tenants will be given the opportunity to challenge decisions they see as unreasonable.

Full guidance will be published before the Renters’ Rights Act is introduced.

9. Banning rental property bidding wars

Landlords and letting agents will be required to publish an asking rent for a property. They will be banned from encouraging or asking for bids above the advertised price.

The government says this will level the playing field for tenants and crack down on the minority of landlords and agents who encourage rental bidding.

10. Ending blanket bans on tenants on benefits or with children

Discriminatory practices such as ‘no DSS’ rental adverts will be banned and the government says it will crack down on other unnamed ‘indirect practices’.

Landlords will still be encouraged to complete tenant referencing before accepting a tenant, with the ability to reject tenants due to affordability. However, they won’t be able to reject tenants for receiving benefits or having children.

11. Strengthening local authority enforcement

The government plans to underpin the reforms with an effective enforcement framework. Local councils will be given powers to request information from landlords, plus the right to enter residential properties during investigations.

Fines for non-compliance with rental reforms will be set at up to £7,000 for an initial or minor offence. For serious or persistent offending, landlords could be fined up to £40,000 or criminally prosecuted.

12. Strengthening Rent Repayment Orders

To increase enforcement and deter landlords from offending, the government plans to strengthen the rules on Rent Repayment Orders (RROs):

• Rent Repayment Orders will apply to all new offences set out in the Renters’ Rights Bill
• if landlords commit the same offence for a second time, they’ll be required to pay the maximum RRO amount
• the maximum amount of rent a landlord can be ordered to repay will double from 12 to 24 months
• RROs will apply to superior landlords (property owners) and company directors to cover rent-to-rent arrangements

3 ways landlords can prepare for the Renters’ Rights Act

There will be a lot of change for landlords over the coming years, so preparation will be key. 

Here are three things you can start doing now to get ahead of the game:

1. Familiarise yourself with the legislation – the incoming changes to tenancy laws have been described as the biggest for a new generation. That’s why it’s so important that landlords take the time to read through the bill in detail to understand their new obligations
2. Review your tenancy agreement – one of the biggest changes will be the move from fixed term to periodic tenancies. Most landlords will need to make changes to their standard tenancy agreements to reflect the new rules. Speak to a tenancy law expert if you’re not sure of anything
3. Assess the standard of your property – the extension of the Decent Homes Standard and new rules on pets mean it’ll be crucial for landlords to make sure their property is up to scratch and think about any changes that could make it easier to comply with new laws

On top of this, landlords should keep up to date with the legislation’s latest progress so they can get to grips with government guidance when it’s published, as well as start dates for the new system.

Read more: Renting out your property – rules for landlords in 2025

What could new tenancy laws mean for landlords and tenants?

The Renters’ Rights Bill is likely to have a significant impact on landlords and tenants.

The new laws could make tenants feel more secure and increase the appeal of renting, which could lead to longer tenancies and boost rental demand. 

However, some landlords may be encouraged to sell which could exacerbate the lack of housing supply, causing rents to increase further. 

Housing Minister Matthew Pennycook said: “This government promised it would succeed where its predecessor had failed by overhauling the regulation of England’s insecure and unjust private rented sector – our landmark Renters’ Rights Act delivers on that commitment. 

“By abolishing Section 21 ‘no-fault’ evictions and empowering renters with greater security, rights, and protections, the Act will level decisively the playing field between landlord and tenant and transform the experience of private renting.”

Ben Beadle, Chief Executive of the National Residential Landlords Association (NRLA), said: “With the Renters’ Rights Act now on the statute book, the sector needs certainty about the way forward. 

“This is the most significant shake-up of the rental market in almost 40 years, and it is imperative that the new systems work for both tenants and responsible landlords. The NRLA stands ready to work with the Government to ensure the reforms are implemented in a way that is fair, proportionate and deliverable.” 

More guides for buy-to-let landlords

• New energy efficiency rules for rental properties
• Landlord responsibilities – a guide to property maintenance and repair
• Property viewing checklist: a guide for landlords
• UK house price predictions for next 5 years: a landlord’s guide