Renters’ Rights Bill: What We Know So Far…..

By Tom Williams, Managing Director, Findahome Online

Overview
Labour’s Renters’ Rights Bill is progressing through Parliament, with Royal Assent anticipated in autumn 2025, and the main measures expected to take effect in early 2026 The Independent LandlordConnaught Law LimitedMoneyWeek.

Key Reforms at a Glance

• No more Section 21 “no-fault” evictions — these will be abolished, giving renters greater protection and security GOV.UKThe Week.

• Fixed-term ASTs replaced with periodic tenancies — all tenancies will convert overnight upon commencement. This is expected to provide more stability and simplify the rental landscape Goodlord BlogThe Week.

• Rent raises capped at once per year — landlords can only increase rent annually, using proper notice procedures Goodlord BlogMoneyWeek.

• Ban on rent bidding wars — landlords and agents may not accept offers above the advertised rent Goodlord BlogThe Week.

• Landlord Ombudsman & PRS Database — a new ombudsman will handle tenant complaints impartially, while a publicly accessible rental sector database will improve transparency and accountability Goodlord BlogThe Week.

• Decent Homes Standard & Awaab’s Law expansion — rental properties must meet minimum quality standards. Mould, damp, and hazard repairs will face stricter timelines, extending from social housing to all PRS tenants Goodlord BlogThe Scottish Sun.

• Anti-discrimination & Pets — landlords cannot discriminate against tenants on benefits or with children, and must consider pet requests reasonably, with pet insurance potentially allowed Goodlord BlogThe Week.

What This Means for Landlords

• Ending fixed terms & no-fault evictions may unsettle some landlords, especially those accustomed to ASTs and Section 21 notices.

• Operational changes including one-year rent increase rule, PRS registration, and Ombudsman oversight will require proactive planning.

• Eviction delays may worsen court backlogs—there’s growing concern that Section 8 evictions under the new regime could strain the already sluggish court framework The Week.

• Impact on financial viability – Smaller landlords may face financial stress particularly during transition periods with tighter rules and rising compliance costs.

What This Means for Renters

• Greater housing security: Ending no-fault evictions and moving to rolling periodic tenancies provides much needed stability.

• Protection from unfair practices: Cap on rent increases, bidding war bans, and transparency through the PRS database empower tenants.

• Better living conditions: Decent Homes standards and enforcement of Awaab’s Law mean safer, healthier homes.

• Fair access to housing: New protections limit discriminatory practices and promote inclusive rental markets.

Findahome’s Perspective

As a proud member of the National Residential Landlords Association, Tom Williams is closely monitoring the Bill’s developments. We’re committed to keeping both landlords and tenants updated as each milestone unfolds—Royal Assent, implementation timelines, and guidance from government authorities.

We stress that change must be embraced, not feared. While some landlords may exit the market due to uncertainty, these reforms pave the way for fairer, higher quality private renting. A functional and responsible rental sector benefits everyone, landlords included by reducing disputes, improving relationships, and encouraging long-term tenancies.

What’s Next

• September 2025: The Bill returns to the Commons to resolve Lords amendments (“ping-pong” stage). Royal Assent is expected soon after The Independent LandlordLendlordUK Property AccountantsThe WeekMoneyWeek.

• Early 2026 (possibly as early as March): Most reforms are expected to come into force, pending adequate notice and implementation guidance Goodlord BlogConnaught Law LimitedTaylor Wessing.

• We’ll keep you updated with timelines and practical advice as soon as the government provides precise commencement dates and regulations.

Final Thoughts

The Renters’ Rights Bill signals a major transformation in England’s private rental sector. It pauses no-fault evictions, promotes fairness and transparency, and raises the standards of private housing. Although landlords may feel apprehensive, the long-term benefits; improved rental relationships, healthier properties, and reduced housing instability are clear and invaluable.

Stay tuned, stay informed and if you have any questions, our team at Findahome is here to help.

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https://findahomeonline.co.uk/rentahome