The Renters’ Rights Bill is entering its final stages, and landlords need to prepare for significant reforms to the private rental sector. With further amendments still possible, the coming months will be crucial as Parliament finalises the legislation. Here’s a clear, landlord-focused breakdown of the key proposals, their potential impact, and what you should be watching.

Where We Are Now

The Bill is currently moving between the House of Commons and the House of Lords as MPs and peers agree on the final wording, taking place on the 8^th September.  Once both Houses reach agreement, the Bill will receive Royal Assent – the King’s approval – making it law.

However, commencement (the point when the changes take effect) may not happen immediately. Some provisions could come into force quickly, while others might be delayed to give landlords, agents, and tenants time to adapt.

Abolition of Section 21 and the Move to Periodic Tenancies

One of the headline changes is the abolition of Section 21 “no-fault” evictions. Once implemented, landlords will no longer be able to end tenancies without giving a reason.

• All new and existing tenancies will become periodic – no more fixed-term assured shorthold tenancies.
• Landlords will need to use the new Section 8 grounds for possession when seeking to regain their property.
• If tenants refuse to leave, landlords will still need to apply to court and demonstrate valid grounds for possession.

⚠️ Key point: It is not yet clear whether landlords will still be able to rely on Section 21 notices served before the Bill is enacted. Timings remain uncertain.

Student Accommodation: A Partial Exemption

The Government has recognised the unique nature of student lettings:

• Purpose-built student accommodation (PBSAs) that are registered with approved codes will be exempt. These providers can continue offering fixed-term tenancies.
• For HMOs rented to full-time students, landlords will be able to use a new mandatory Ground 4A to regain possession at the end of the academic year.
• Landlords must provide written notice before granting the tenancy if they intend to use Ground 4A.

Propertymark successfully lobbied for this ground to apply to one- and two-bedroom student properties, but it remains to be seen whether this will survive final Commons scrutiny.

Rent and Tenancy Costs

Limits on Rent in Advance

Landlords will only be able to request up to one month’s rent in advance, even for tenants without income, credit history, or guarantors.

Rental Bidding Banned

Landlords and agents must advertise an asking rent and cannot legally accept offers above it. This measure is designed to prevent “bidding wars” in competitive markets.

Rent Reviews and Increases

• Rent can only be increased once per year.
• Landlords will need to use a government-issued template notice.
• Tenants will still have the right to challenge increases via a tribunal.
• Proposals to link increases to inflation have been rejected.

New Grounds for Possession

The Bill introduces revised grounds for possession, with updated notice periods and anti-abuse measures:

• Ground 1 & 1A: Landlords regaining possession to move in or sell must provide supporting evidence.
• No-reletting period: Landlords who evict to move in or sell cannot relet the property for six months (subject to Commons approval).
• Notice periods: Expect four weeks to four months, depending on the ground used.

New Compliance Obligations for Landlords

Private Rented Sector (PRS) Ombudsman

All landlords with assured or regulated tenancies must join a new Ombudsman scheme:

• Tenants can access it free of charge.
• The Ombudsman will have powers to order compensation, remedial works, or demand information.
• Non-compliance could result in fines or enforcement by local authorities.

Private Rented Sector Database

Landlords will be required to register themselves and their properties:

• Registration will be mandatory and subject to a fee.
• Landlords who fail to register may face penalties and lose the right to evict tenants using most possession grounds.

Property Standards: Decent Homes Standard & Awaab’s Law

For the first time, minimum property condition standards – the Decent Homes Standard – will be extended to the private rented sector.

• Landlords must ensure homes are safe, secure, and free from serious hazards.
• Under Awaab’s Law, issues such as damp and mould must be addressed within a set timeframe.
• Implementation is expected by 2035 or 2037, but preparatory work will begin sooner.

Other Key Changes

• Pets: Landlords cannot unreasonably refuse pets.
  • The Lords have proposed allowing landlords to request an extra three weeks’ rent as a pet deposit – final approval pending.
• Discrimination: Blanket bans on renting to families with children or benefit claimants will be illegal.
• Local Authority Enforcement: Councils will have stronger powers, including:
  • Rent repayment orders extended to superior landlords.
  • Fines up to £40,000 for repeated or serious breaches.
  • A higher burden of proof: authorities must demonstrate violations beyond reasonable doubt.

What Landlords Should Do Now

While many details are still being finalised, proactive preparation will protect your investments:

1. Audit your portfolio – check tenancy types, rent review clauses, and possession strategies.
2. Prepare for compliance – budget for registration fees, potential Ombudsman costs, and property upgrades.
3. Stay informed – changes could come into force quickly after Royal Assent.
4. Seek professional advice – Boydens’ lettings experts are here to guide you through these reforms and safeguard your interests.

How Boydens Can Help

At Boydens, we understand the pressures these reforms place on landlords. Our experienced lettings team is on hand to:

• Help you navigate new compliance rules
• Advise on tenancy management under the new regime
• Support you in protecting your rental income and maximising yields

📞 Get in touch today to speak with our lettings specialists and ensure you’re ready for the changes ahead.