How Will The Renters’ Rights Bill Impact Tenants and Landlords?

The Renters’ Rights Bill is a landmark piece of legislation in England currently being considered by the House of Lords, which will give more security to tenants by abolishing section 21 evictions, removing fixed-term assured tenancies, and making it easier for tenants to leave substandard properties. It expands on the previous Renters’ Reform Bill initiated under the previous Conservative government. The new Bill is expected to come into force in late 2025 or early 2026. In this article, we will explain the impact of the Renters’ Rights Bill on tenants and landlords.

Why is the Renters’ Rights Bill important?

The Renters’ Rights Bill represents a landmark change in property law in England because it aims to provide much more security and stability for tenants. Ultimately, it will enable tenants to remain in their rented homes for longer, allowing them to establish roots within their community without uncertainty that they may be evicted at any time. The new law also intends to provide new rights protection for tenants when it comes to the standard and safety of rented property.

What are the main proposed changes in the Renters’ Rights Bill?

The Renters’ Rights Bill proposes a number of important changes to the law in England, as follows:

Proposed change

Details

Abolish fixed-term Assured Shorthold Tenancies

All tenancies will become periodic, with no fixed end date.

Limit rent increases

Rent increases will only be permitted through a Section 13 notice once per year due to the move to periodic tenancies.

Abolish Section 21 evictions

Landlords will no longer be able to use “no-fault” eviction notices to regain possession of their properties.

Expand Section 8 possession grounds

The Government will introduce and amend both mandatory and discretionary grounds for possession to replace Section 21.

Ban rental bidding wars

Landlords and agents will be banned from accepting offers above the advertised rent.

Introduce a landlord ombudsman

An independent ombudsman will be established to impartially resolve disputes between landlords and tenants.

Create a private rented sector database

A national database will record information about landlords and rental properties, increasing transparency and tracking of compliance.

Apply the Decent Homes Standard

All rental properties must meet a minimum standard for quality and safety, similar to those applied in the social housing sector.

Apply ‘Awaab’s law’

Changes will require clear legal timeframes within which private landlords must act to address serious safety hazards in rental properties

Prohibit discrimination

Landlords will be barred from rejecting tenants based on their receipt of benefits or family status, such as having children.

Allow renting with pets

Tenants will have the right to request a pet, and landlords must not unreasonably refuse. Landlords can require pet insurance to cover potential damage.

What is Awaab’s Law?

Awaab’s Law refers to a set of proposed changes to property law in England which followed the death of 2-year-old Awaab Ishak, who was exposed to toxic mould in a rented property. If enacted, Awaab’s Law will ensure that tenants in England have the legal right to challenge dangerous conditions and require landlords to make urgent changes to make those conditions safe. For example, landlords will be required to fix damp and mould issues within a defined timescale, and if they fail to do so, they may face enforcement action through the courts.

It is expected that the requirement for landlords to meet Awaab’s Law will be implied. As such, even if it is not specifically stated in a tenancy agreement, landlords will still need to resolve safety hazards within the time required by the new regulations. In addition to applying for redress through the courts, tenants will be able to escalate a landlord complaint to the new Private Rented Sector Landlord Ombudsman if they are not satisfied with the landlord’s response.

Will landlords have any discretion to refuse a tenant with a pet?

As outlined above, one of the changes under the new Bill will be to give tenants the right to request a pet without the landlord unreasonably refusing. Inevitably, landlords want to understand their rights in this area, including when they might have the right to refuse pets in certain circumstances. If the new law passes, landlords:

Must fully consider all requests by tenants to have pets

Will not be able to ‘unreasonably’ refuse tenants with pets

Can require tenants to take out insurance to cover the cost of any damage caused by pets

Will be able to refuse pets if their superior landlord prohibits pets

The government will publish guidance on how to make decisions regarding pets. Tenants who are refused a pet will have the ability to escalate their complaint to the Private Rented Sector Ombudsman or court.

Final words

The ending of fixed assured tenancies alone will represent a substantial change in property law in the UK if the Renters’ Rights Bill passes through parliament and gains royal assent. Whether you are a landlord or tenant, due to the large number of high-impact changes, we will keep you informed as the new legislation progresses into law.

Pearcelegal has a dedicated team of dispute resolution and property law solicitors who provide practical legal advice and support on all matters related to landlord and tenant matters. To make an appointment, please contact us on 0121 270 2700 or enquire through our contact form.