The Renters’ Rights Bill (2025) introduces the most significant reforms to England’s private rented sector in decades, aiming to create a fairer, more secure, and better-regulated housing system for both tenants and landlords. The Bill abolishes Section 21 ‘no fault’ evictions and replaces fixed-term tenancies with periodic ones, giving tenants greater security and flexibility. It strengthens possession grounds to ensure landlords can reclaim properties when reasonable (e.g. to sell or move in), while also protecting tenants from retaliatory or exploitative evictions. The Bill regulates rent increases by limiting them to once annually, introduces rights for tenants to request pets (with insurance provisions), bans rental bidding wars, and prohibits discrimination against families with children or those receiving benefits.
To support compliance and accountability, the Bill establishes a national Private Rented Sector (PRS) Database requiring landlord registration, alongside a new PRS Landlord Ombudsman to resolve disputes fairly and free of charge. Local councils will gain enhanced enforcement powers, including civil penalties and investigatory rights, with funding provided under the New Burdens doctrine. The Decent Homes Standard and Awaab’s Law will now apply to private rentals, ensuring timely action on serious hazards such as damp and mould. Overall, the Bill aims to raise standards, protect renters from unfair treatment, and ensure responsible landlords operate on a level playing field.
Need advice on the Renters’ Rights Bill?
You can talk to the team at Benwell Daykin for any advice on the Renters’ Rights Bill or any other advice on letting a property. Call 0115 990 2007 or use our contact page.
Below we have summarised the full bill.
Renters’ Rights Bill
1. Background and Purpose
The Renters’ Rights Bill represents a major reform of the private rented sector (PRS) in England. It fulfils the government’s manifesto pledge to abolish Section 21 ‘no fault’ evictions and to deliver greater security, fairness, and quality housing for tenants, while supporting good landlords. The Bill acknowledges that although many landlords offer a good service, the PRS has become the least affordable, least secure, and poorest quality housing tenure in the country.
Millions of tenants face the risk of losing their homes at short notice, sometimes for simply making a complaint. The Bill aims to correct this imbalance and ensure the rental market provides a stable foundation for people to live, work, and raise families.
2. Overview of Core Measures
The Renters’ Rights Bill introduces the following reforms:
Abolition of Section 21 evictions, ensuring tenancies can only be ended for legitimate reasons.
Transition to periodic tenancies across the PRS.
Strengthened grounds for possession, protecting both tenants and landlords.
Rent control mechanisms, to prevent excessive increases used as a backdoor to eviction.
Creation of a PRS Landlord Ombudsman, offering free, impartial dispute resolution.
Establishment of a national PRS Database, with mandatory registration for landlords.
Legal right for tenants to request pets, which landlords must not unreasonably refuse.
Application of the Decent Homes Standard to the PRS.
Extension of Awaab’s Law, requiring timely action on health hazards like mould.
Prohibition of rental discrimination, especially against families with children or benefit recipients.
Ban on rental bidding, requiring properties to be advertised at a fixed price.
Limiting rent in advance, capping it to one month’s rent.
Enhanced local authority enforcement, including stronger penalties.
Strengthening of rent repayment orders, targeting rogue landlords.
3. Tenancy Reform
Abolition of Section 21
This ends the practice of evicting tenants without providing a reason. It gives tenants the confidence to raise concerns without fear and removes the threat of sudden eviction.
Universal Periodic Tenancies
All tenancies will be periodic by default. Fixed-term contracts, which can trap tenants in unsuitable housing, will be eliminated. Tenants may end the tenancy with two months’ notice, offering flexibility and security.
Grounds for Possession
The Bill enhances and clarifies the circumstances under which a landlord can regain possession of their property, categorised into mandatory and discretionary grounds.
Mandatory grounds include:
Landlord or family moving in (after 12 months).
Sale of the property.
Serious rent arrears (3 months minimum).
Severe antisocial behaviour.
Expiry of a superior lease.
Discretionary grounds include:
Persistent late rent.
Damage to property or furniture.
Anti-social behaviour.
False statements.
Breach of tenancy terms.
The court will require evidence for any possession claims. Tenants will benefit from:
A 12-month protection period before landlords can evict to sell or move in.
Extended notice periods (usually 4 months) to help secure new housing.
4. Rent Regulation and Protections
Standardised Rent Increases
Landlords may increase rent once annually using a “section 13” notice, subject to at least 2 months’ notice. The increase must reflect the market rate.
Tenants can challenge the increase at a First-tier Tribunal. Reforms to the Tribunal system include:
Tenants cannot be charged more than the original proposed rent.
Backdating of rent increases is banned.
Rent increases may be deferred by up to 2 months in cases of hardship.
Ban on Rent Review Clauses
To ensure transparency and fairness, rent increases can only occur through the formal process.
5. Rent in Advance
Landlords may not require more than one month’s rent in advance. This addresses unfair practices where tenants are pressured to pay six months or more up front. Enforcement will be managed by local councils, with fines of up to £5,000.
This reform strikes a balance between protecting tenants from exploitative practices and preserving voluntary arrangements.
6. Private Rented Sector Landlord Ombudsman
A new ombudsman service will provide free, binding dispute resolution between tenants and landlords. Key features:
Mandatory membership for all private landlords.
Powers to compel landlords to apologise, compensate, or take corrective action.
Penalties up to £40,000 or prosecution for repeated failure to join.
Tenants can escalate complaints about repairs, treatment, or service standards.
Coordination with existing letting agent redress schemes.
7. Private Rented Sector Database
All landlords must register themselves and their properties in a central PRS Database. Benefits include:
Public access to property compliance data.
Easier enforcement for councils.
Transparency for prospective tenants.
Landlords not on the database may face:
Fines of up to £7,000 (£40,000 for repeat offences).
Inability to regain possession unless for antisocial behaviour or similar urgent grounds.
The database is intended to replace the existing Rogue Landlord Database and will support a more informed, accountable PRS.
8. Decent Homes Standard
This measure applies the Decent Homes Standard—previously limited to social housing—to the private sector for the first time. It includes requirements that homes must:
Be free from serious hazards.
Be in a reasonable state of repair.
Provide adequate thermal comfort and modern facilities.
Enforcement includes improvement notices, civil penalties, and rent repayment orders. Councils will be empowered to issue fines up to £7,000 for non-compliance.
9. Awaab’s Law
Inspired by the death of toddler Awaab Ishak from mould exposure, the Bill mandates that landlords address serious hazards (e.g., damp, mould) within specified timeframes.
Tenants will be able to enforce this through:
Court claims for breach of contract.
Complaints to the PRS Ombudsman.
The exact timeframes for action will be consulted on and set in secondary legislation.
10. Rental Discrimination Ban
Landlords and agents will be prohibited from discriminating against tenants based on:
Receipt of benefits (“No DSS” policies).
Having children.
This addresses both overt ads and covert practices that exclude certain groups. Mortgage or insurance clauses that prohibit renting to benefit claimants or families will be void.
Enforcement includes:
Local council-issued civil penalties (up to £7,000).
Access to the ombudsman and courts for affected tenants.
Criminal prosecution in Wales and Scotland under devolved housing rules.
11. Ban on Rental Bidding
Landlords must advertise a fixed rent price and may not solicit or accept offers above this price. This ends exploitative “bidding wars” that pit tenants against one another.
Penalties include:
Civil fines of up to £7,000 per offence.
Escalation to the PRS Ombudsman or local council enforcement.
12. Renting with Pets
Tenants have the right to request to keep a pet. Landlords must consider requests and cannot unreasonably refuse.
Landlords may require pet damage insurance.
Disputes may be resolved by the PRS Ombudsman or courts.
Guidance will be published to clarify what constitutes a reasonable refusal.
13. Strengthened Enforcement Framework
To support these reforms, local councils will receive:
Enhanced investigatory powers, including access to landlord information and right of entry.
The ability to retain revenues from fines to fund enforcement work.
Civil penalties of up to £7,000 for minor breaches and up to £40,000 for serious or repeated breaches.
New tools to investigate financial records, advertising practices, and registration compliance.
The government is also exploring a national penalty framework to promote consistency in enforcement.
14. Rent Repayment Orders
Rent repayment orders (RROs) will be expanded to:
Cover more offences (e.g., failure to join the ombudsman, illegal evictions).
Apply to superior landlords (e.g., freeholders letting via sub-tenants).
Increase the maximum RRO to 2 years’ rent for repeat offenders.
This ensures landlords are held financially accountable and tenants can seek redress for wrongdoing.
15. Implementation and Transition
The new tenancy system will be introduced in one stage, ensuring that:
All existing tenancies convert to periodic tenancies on the implementation date.
Section 21 and older Section 8 notices will no longer be valid from that point.
Social housing tenancies will follow at a later date after consultation with the Regulator of Social Housing.
The government promises clear guidance and a smooth transition period for tenants, landlords, and councils.
Conclusion
The Renters’ Rights Bill represents the most significant change to tenancy law in a generation. It balances tenant rights with landlord responsibilities and aims to modernise and professionalise the rental market. By ending no-fault evictions, improving property conditions, and empowering tenants, the Bill lays the foundation for a fairer and more stable housing future in England.
Remember, you can talk to the team at Benwell Daykin for any advice on the Renters’ Rights Bill or any other advice on letting a property. Call 0115 990 2007 or use our contact page.