The Renters’ Rights Bill: Key Information for Landlords

The Renters’ Rights Bill (RRB) is expected to become law by the summer, although it has not yet been finalised. Designed to provide tenants with greater protection, the Bill will bring significant changes, including the end of Assured Shorthold Tenancies (ASTs)—the most common type of agreement for private rentals.

So, what does the Renters’ Rights Bill mean for landlords? Below, we answer some of the most frequently asked questions.

How will the RRB impact landlords?

Under the new legislation, landlords and tenants will no longer agree to fixed-term tenancies. Instead, all tenancies will automatically be assured periodic tenancies, running month to month until either:

• The tenant serves notice to leave, or
• The landlord meets one of the legal grounds for regaining possession of the property.

What security will tenants have?

Tenants will have a 12-month protected period at the start of any new tenancy. During this time, landlords cannot reclaim possession unless:

• They are selling the property to another landlord who will continue the tenancy.

Tenants may choose to leave during this period but must provide two months’ notice, aligned with their rent payment date. Key points about the 12-month protected period:

• Purpose:

To give tenants greater stability and time to settle into their new home without the fear of being evicted without a valid reason during the first year.

• Impact on landlords:

During this period, landlords can only evict a tenant based on specific grounds like rent arrears or serious breaches of the tenancy agreement, not on a "no-fault" basis.

• Comparison to previous legislation:

This 12-month protected period represents an improvement over earlier proposals which may have had shorter protected periods.

Will the new legislation apply to existing tenancies?

As currently written, the legislation will apply to both new and existing tenancies from the same start date, with no phased transition. However, an adjustment period is expected to allow landlords and agents time to prepare.

How can landlords regain possession?

The Bill abolishes Section 21 ‘no-fault’ evictions to provide tenants with greater security. Instead, landlords must use a Section 8 notice and cite one of the specific legal grounds for possession, such as:

• The landlord (or their family) needing to move into the property.
• Selling the property.
• Tenant rent arrears or antisocial behaviour.

What is new for those who are renting with pets?

Pets can bring a huge amount of joy to their owners. The Renters’ Rights Bill will ensure landlords do not unreasonably withhold consent when a tenant requests to have a pet in their home, with the tenant able to challenge unfair decisions. We know that some landlords are concerned about potential damage caused by pets. That is why the Renters’ Rights Bill will allow landlords to require insurance covering pet damage. This will provide landlords with reassurance that any damage caused by a pet can be taken care of, and that the responsibility for preventing and resolving damage caused by a pet will fall to the tenant.

Will landlords be able to increase rent?

Yes, landlords can propose an annual rent increase by serving a Section 13 notice. The increase must align with local market rates, and evidence may be required.

• If the tenant accepts, the new rent takes effect from the next rent due date after the anniversary
• If the tenant disputes the increase, they can apply to the First-Tier Tribunal, but must do so before the new rent comes into effect.

Rental Bidding Restrictions

Failure to comply with the new legislation will result in financial penalties, with increased enforcement powers for local authorities:

• Up to £7,000 for minor or first-time offences.
• Up to £40,000 or repeated non-compliance.

Next Steps

While these details reflect the Bill in its current form, amendments may occur before it becomes law. Landlords should stay informed and seek professional advice to understand how the changes will affect them.