The latest draft of the long-awaited Renters’ Rights Bill was released on 23 July 2025, and it has now passed through the House of Lords. The government will next review the Lords' proposed amendments before the Bill is finalised and receives Royal Assent, at which point it will become law.

At Boydens, we’re committed to keeping landlords informed. This article outlines the most significant proposals and how they may affect your responsibilities and rights, particularly the new transition periods, grounds for possession, and registration obligations. If you let residential property in England, now is the time to prepare.

1. Key Changes to Grounds for Possession

The Bill redefines and adds to the existing statutory grounds under which landlords can seek possession of their property. Notably, most possession grounds will become mandatory, limiting a court’s discretion to refuse possession where conditions are met.

Ground 1: Landlord or Family Member Moving In (Mandatory)

• The landlord (or joint landlord) must have previously lived in the property as their main home.
• They must now need it as a principal residence for themselves, a spouse, or a civil partner.
• Notice period extended to 4 months (previously 2).
• This ground may be used only after 12 months of tenancy (subject to final Bill approval).

Ground 1A: Property Sale (Mandatory)

• Allows possession if the landlord intends to sell a freehold or long leasehold interest in the property (over 21 years).
• Applies only where:
  • The tenancy has lasted at least 12 months, or
  • A compulsory acquisition notice has been served.
• Does not apply to social housing providers or regulated social tenancies.
• Notice period: 4 months.

Grounds 2ZA & 2ZB: Expiry of a Superior Tenancy (Mandatory)

• Designed for landlords who hold a sub-tenancy under a longer lease.
• Possession can be sought if the superior lease will end within 12 months.
• Notice period: 4 months.

Ground 8: Rent Arrears (Mandatory)

• Currently allows possession if the tenant owes 2 months’ rent.
• The revised Bill proposes raising this to:
  • 13 weeks' rent (if rent paid weekly).
  • 3 months' rent (if rent paid monthly).
• Tenants on Universal Credit will benefit from greater protection; any shortfall due solely to delayed payment will not count towards arrears.
• Notice period increased from 2 weeks to 4 weeks.

Ground 8A: Housing for a Carer (Mandatory)

• Allows landlords to recover possession to house an adult carer for themselves, their spouse, or a close family member living with them.
• Property must be close enough to facilitate emergency support.
• The carer must be acting under a voluntary or contractual arrangement.

2. New Deposit Rules for Pet Ownership

One of the most debated proposals has been around tenants with pets. The revised Bill removes the requirement for pet insurance, replacing it with a Pet Damage Deposit:

• Equivalent to three weeks’ rent.
• Not subject to the standard deposit caps.
• Must still be protected under deposit protection regulations.
• Can be used solely to rectify pet-related damage.

3. Introduction of the Private Rented Sector Database

All landlords of assured and regulated tenancies will be legally required to register themselves and their properties on a new Private Rented Sector Database.

• Applies regardless of whether a letting agent is used.
• Agents will continue to register with their own regulatory bodies.
• Landlords must register before letting or marketing their property, failure may result in penalties.
• The database aims to:
  • Provide transparency to tenants.
  • Help landlords demonstrate compliance.
  • Issue regulatory updates from central government.
• A registration fee will apply, amount to be confirmed.

4. Grace Periods for Notices & Legal Proceedings

The government recognises the need for a transition period as the new framework replaces Section 21 (“no fault”) notices. Here are the key timelines:

Existing Section 21 Notices (Standard Fixed-Term)

• If served before the Bill becomes law, landlords have:
  • 6 months from the notice date, or
  • 3 months from enactment of the Bill,
  • Whichever is sooner, to start proceedings.

Section 21(4) Notices (Periodic Tenancies)

• Landlords will have:
  • 4 months from the notice date, or
  • 3 months from enactment, whichever is sooner,
  • to issue proceedings.

Existing Section 8 Notices

• Landlords will have 3 months from the notice date (if before enactment) to commence proceedings.

5. Landlord Duty to Inform Tenants

All landlords with a written tenancy agreement must provide tenants with a written summary of relevant changes introduced by the Bill, within one month of it becoming law. This requirement will be set out in further regulations by the Secretary of State.

What Happens Next?

Parliament is now in summer recess and will return on 1 September 2025. The final wording of the Bill will be agreed upon in the coming months. Royal Assent and commencement are likely to follow shortly thereafter.

Boydens’ Advice to Landlords

Landlords should begin preparing now:

• Review current tenancy documentation and notice periods.
• Check whether you may rely on any of the new or revised grounds for possession in the future.
• Understand your obligations around registration and tenant notification.
• Ensure you have systems in place to track notice periods and tenancy lengths, especially if intending to sell or regain possession.

At Boydens, our expert lettings team are on hand to help you stay compliant and plan ahead. We’ll continue to keep our landlords informed as the Bill progresses.

📞 Need Advice?
Contact your local Boydens branch or visit www.boydens.co.uk to speak to one of our lettings professionals.