As a trusted, family-run estate and lettings agency serving Essex and Suffolk since 1966, Boydens is committed to keeping landlords fully informed about the evolving legislative landscape. The Renters Rights’ Bill, is rapidly progressing through Parliament and is expected to become law before the summer recess on 22 July 2025.

With the House of Lords scheduled to debate the Bill at its Report Stage and Third Reading on 1 July, and cross-party consensus on most of its provisions, Royal Assent is now highly likely. This landmark legislation will significantly reshape the private rented sector (PRS) in England.

Here’s a detailed breakdown of what landlords need to prepare for:

Key Measures in the Renters Reform Bill

1. Abolition of Section 21 (‘No-Fault’) Evictions

Landlords will no longer be able to serve Section 21 notices to regain possession without stating a valid reason. Instead, possession can only be sought through revised Section 8 grounds, such as rent arrears, breach of tenancy terms, or landlord intent to sell or occupy the property.

Boydens Insight: Reviewing tenancy agreements and ensuring clear documentation of tenant conduct will be crucial for landlords to protect their rights under Section 8 proceedings.

2. Move to Periodic Tenancies

All fixed-term Assured Shorthold Tenancies (ASTs) will be replaced by open-ended periodic tenancies. Tenants will have the right to leave with two months’ notice at any point, while landlords must rely on statutory grounds for possession.

Boydens Insight: Consider how this change could impact rental income forecasts, tenancy turnover, and portfolio management strategies.

3. Annual Rent Increase Limitations

Rent increases will be limited to once per year, with a two-month minimum notice requirement. Increases must also be justified in writing. Tenants will have the right to challenge rent increases through a tribunal.

Boydens Insight: Transparent rent-setting policies and accurate market comparisons will be essential to avoid disputes.

4. Ban on ‘Bidding Wars’

Landlords and agents will no longer be permitted to accept or encourage offers above the advertised rent.

Boydens Insight: Ensure your property listings reflect fair market value from the outset to avoid breaching this regulation.

5. Application of the Decent Homes Standard

A legally enforceable Decent Homes Standard will apply to the PRS, ensuring minimum quality standards for private rental properties.

Boydens Insight: Schedule a property audit to assess compliance with DHS. Boydens can advise on upgrades and maintenance strategies to meet this new benchmark.

6. Awaab’s Law for the PRS

Inspired by the tragic case of Awaab Ishak, this measure introduces time-limited duties for landlords to investigate and remediate health hazards, such as mould or damp.

Boydens Insight: Timely response protocols and inspection routines will be critical to mitigate risk and legal exposure.

7. Private Rented Sector Database and Landlord Registration

Landlords must register themselves and their properties on a new government-run database. This will increase transparency and tenant access to information.

Boydens Insight: Registration compliance will be mandatory. Letting agents like Boydens can assist with this process.

8. New PRS Ombudsman

A single independent ombudsman will oversee dispute resolution between landlords and tenants, offering an alternative to court proceedings.

Boydens Insight: We recommend landlords maintain detailed communication logs and tenancy records to support any mediation outcomes.

9. Anti-Discrimination Measures

It will be illegal to discriminate against tenants based on benefits status or family circumstances (e.g., having children).

Boydens Insight: Landlords should revise their tenant screening processes to ensure compliance with these anti-discrimination rules.

10. Tenant Right to Request Pets

Tenants will gain the right to request pet ownership. While landlords may refuse, refusal must be on reasonable grounds, and blanket bans will not be permissible.

Boydens Insight: Consider how to adapt tenancy clauses, insurance policies, and deposit arrangements in light of this change.

Preparing for What’s Next

With the Renters’ Rights Bill poised to become law by late July 2025, landlords must begin preparing now. The implications for property management, compliance obligations, and tenancy strategy are far-reaching.

At Boydens, we are here to support landlords every step of the way, whether it’s updating tenancy agreements, registering properties, or ensuring property condition standards are met.

Need Advice or Support?

Our experienced lettings specialists across Essex and Suffolk are ready to help you navigate the upcoming legislative changes. To discuss how the Renters' Rights Bill may affect your property portfolio, get in touch with your local Boydens branch today.