Last updated: July 2025
Expected next step: 8th September 2025
Applies to: Assured Shorthold Tenancies (ASTs)

The UK government’s Renters’ Rights Bill, first introduced to Parliament in September 2024, has now progressed through its third reading in the House of Lords. The next major milestone is the review of Lords’ amendments, expected on 8th September 2025. While Royal Assent is likely to be granted in Autumn 2025, many of the changes will take effect around six months later though some will be subject to further secondary legislation.

Here’s what landlords need to know right now:

1. Say Goodbye to Section 21 and Fixed-Term Tenancies

• Section 21 evictions (‘no fault’ evictions) will be abolished once the Bill becomes law.

• Landlords will need to rely on an updated Section 8, which only allows eviction on specific grounds (e.g., selling the property or moving in).

• In such cases, landlords must give at least 4 months’ notice, and cannot serve notice until 12 months into the tenancy.

• Tenancies will become periodic by default, ending the use of fixed-term agreements.

• Rent payment frequency must not exceed monthly, and rent can only be paid on the due date unless a tenant chooses to pay early.

2. Changes to Rent Increases

• Landlords may only raise rent once per year, and only via a formal Section 13 notice.

• Tenants will be able to challenge rent increases through the First Tier Tribunal.

3. New Notice Rules for Tenants

• Tenants can now end their tenancy with just 2 months’ notice starting from day one of the agreement.

• If one tenant in a joint tenancy gives notice, it ends the tenancy for all tenants.

• The notice must align with the rent period. For instance, if rent is due on the 1st of each month, a notice given mid-month would typically run to the end of the following full rent cycle.

4. Pet Requests and Anti-Discrimination

• Tenants can request to keep a pet, and landlords must have reasonable grounds to refuse.

• Landlords cannot discriminate against tenants on benefits, families with children, or other protected categories.

• Rental bidding wars will be banned. The rent charged must match the advertised amount –no hidden competition.

5. Upcoming Requirements (Pending Secondary Legislation)

These changes are not yet confirmed, but expected to be introduced in stages:

• Mandatory Landlord Redress Scheme: Landlords must register before marketing a property, giving tenants a simpler, court-free complaints route.

• PRS Database Registration: Landlords must register themselves and their properties.

• Written tenancy agreements will be mandatory for all tenancies.

• Awaab’s Law: Clear timelines for responding to and repairing health and safety issues will now apply to the private sector.

• Decent Homes Standard: Minimum housing quality standards to be enforced for private rentals.

6. Stronger Enforcement & Bigger Fines

Local authorities will receive more powers to enforce compliance, including:

• Civil penalties up to £7,000 for initial or minor breaches, rising to £40,000 for serious or repeated violations.

• Rent Repayment Orders could now extend up to 24 months’ rent.

• Landlords and company directors may be held directly accountable for non-compliance.

In Summary

The Renters’ Rights Bill introduces a fundamental shift in landlord-tenant law, aiming to give renters more stability and protection while raising the bar for landlords in terms of responsibility, transparency, and property standards.

Now is the time to review your current tenancy practices, ensure your properties meet the expected standards, and stay up to date with the evolving timeline of the Bill.

The government have produced a set of guidance alongside the Bill, which can be found here.

With the Renters’ Rights Bill bringing in stricter terms, tighter repair deadlines, and enhanced tenant protections, now more than ever it pays to have an expert on your side. At Ladybird Living, our proactive management approach ensures you stay fully compliant, handling everything from rent reviews and fair tenancy agreements to rapid response repairs and end of tenancy deposit negotiations. By partnering with us, you can rest easy knowing we will navigate these new regulations on your behalf, protect your rental income, and maintain strong landlord–tenant relationships so that you continue to enjoy the benefits of stress-free, successful property letting.

The information in this post is valid to the best of our knowledge on the date of posting. It is advised that you seek independent advice based on your individual circumstances.

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