The Renters’ Rights Bill will introduce major reforms to the private rental sector in England. If passed, it will impact every stage of the tenancy lifecycle, from marketing and tenant selection to management and evictions. Understanding these changes is essential for landlords who want to stay compliant and maintain a profitable rental portfolio.
At Christopher Anthony Property Experts, we help landlords navigate these regulatory shifts with expert guidance and property management solutions. Below, we outline the 12 key changes affecting landlords under the Renters’ Rights Bill and how they will shape the future of property rentals.
Landlords Must Register on a New National Database
Currently, England is the only UK nation that does not require landlords to register or be licensed. The Renters’ Rights Bill will change this by introducing a national Private Rented Sector Database to:
- Ensure landlords stay informed about legal obligations
- Give tenants access to landlord and property information, including penalties and offences
- Help local authorities track rental properties and enforce regulations more effectively
Action for landlords: Prepare to register your properties and keep up to date with compliance requirements through this new database.
Mandatory Membership of the Private Rented Sector Ombudsman
Private landlords are not currently required to belong to a redress scheme, unlike letting agents. The new Bill will establish a Private Rented Sector Ombudsman, which all landlords must join.
The Ombudsman will:
- Provide tenants with an independent complaints process
- Offer landlords guidance on dispute resolution
- Reduce the number of rental disputes escalating to costly legal proceedings
Action for landlords: Ensure membership with the Ombudsman once the scheme is in place to avoid penalties.
Introduction of the Decent Homes Standard
The Bill extends the Decent Homes Standard to the private rental sector, enforcing stricter safety and maintenance requirements. Landlords must:
- Conduct thorough property risk assessments
- Address hazards outlined in the Housing Health and Safety Rating System (HHSRS)
Action for landlords: Arrange an independent property inspection to assess compliance with the new standards.
No More Blanket Bans on Tenants with Children or Benefits
Discrimination against tenants based on family status or benefits will be explicitly illegal. While already classed as indirect discrimination, the Renters’ Rights Bill will reinforce this ban.
Action for landlords: Review advertising and tenant selection policies to ensure they align with anti-discrimination laws.
Bidding Wars for Rental Properties Will Be Banned
With rental demand exceeding supply in many areas, bidding wars have become common. The Bill will:
- Prohibit landlords and agents from soliciting or accepting bids above the advertised rent
- Require a fixed asking rent for all rental listings
Action for landlords: List properties with clear, fixed rental prices and avoid engaging in competitive bidding practices.
Restrictions on ‘No Pet’ Clauses
The Bill will give tenants the legal right to request permission to keep a pet. Landlords must provide a valid reason to refuse. While landlords can still require pet insurance, blanket pet bans will no longer be allowed.
Action for landlords: Consider a pet-friendly policy while implementing safeguards such as mandatory pet insurance.
Fixed-Term Tenancies Will Be Replaced with Periodic Tenancies
Assured Shorthold Tenancies (ASTs) will no longer exist. Instead, all tenancies will become periodic, meaning:
- Tenants can give two months’ notice at any time from day one
- Landlords cannot ask for several months’ rent upfront; the maximum permitted upfront payment will be one month’s rent
Action for landlords: Update tenancy agreements to reflect these legal changes.
Awaab’s Law Will Introduce Strict Maintenance Deadlines
Currently, landlords must address property issues within a “reasonable” timeframe. Inspired by Awaab’s Law, the new Bill will impose stricter deadlines for social landlords to:
- Investigate and fix reported health hazards (such as mould, dampness, and heating failures) within a legally defined timeframe.
Action for landlords: Implement a structured maintenance policy with fast response times.
Rent Increases Limited to Once Per Year
Currently, landlords can raise rents through rental agreements or Section 13 notices. Under the new Bill:
- Rent increases will be limited to once per year
- Tenants will have stronger rights to challenge rent hikes
Action for landlords: Review rental pricing strategies and ensure adjustments align with current market conditions.
Civil Penalties for Non-Compliance Will Increase
Fines for rental regulation breaches will rise significantly:
- Maximum fines for serious non-compliance will increase from £30,000 to £40,000
- Local councils will gain powers to issue fines for illegal evictions and unsafe property conditions
Action for landlords: Stay fully compliant to avoid heavy penalties and legal action.
Section 21 ‘No-Fault’ Evictions Will Be Abolished
Currently, landlords can evict tenants without providing a reason using Section 21 notices. The Bill proposes eliminating this practice, meaning landlords must rely on Section 8 possession grounds to regain possession.
Action for landlords: Understand the Section 8 process and ensure tenancy agreements comply with the new regulations.
Reforms to Section 8 Possession Grounds
While landlords will still be able to evict tenants under reasonable circumstances, key changes include:
- A four-month notice period if the landlord plans to sell or move into the property
- Serious rent arrears qualification extended from two months to three months
- Restrictions preventing landlords from re-letting a property too soon after an eviction for sale-related reasons
Action for landlords: Work with a legal expert to ensure compliance with revised eviction laws.
How Landlords Can Navigate These Changes
With over 400 rental regulations, compliance can be complex. Staying informed and proactive is essential to avoid legal issues and protect rental income.
At Christopher Anthony Property Experts, we provide expert guidance and comprehensive property management services to help landlords stay compliant while maximising rental returns. Contact us today to discuss how these changes impact you and how we can support your property investment strategy.
