The idea of the Renters’ Rights Bill stretches back several years, with successive governments pledging greater security for tenants. Now the Renters’ Rights Bill is almost finalised. It passed its second reading in the House of Lords in March 2025, and the Commons will start considering the Lords’ Proposed Amendments to the Bill on 8 September 2025.
It is expected that the Bill will receive Royal Assent by the end of September and that it will be in force as law in early 2026.
The new law promises more stability for tenants. Let’s have a look at the detail.
No more assured shorthold tenancies
One of the most important changes is that all tenancies will effectively be ‘rolling’ from day one. Tenants will have the flexibility to terminate the tenancy at any time by giving two months’ notice. Similarly, landlords will also be able to regain possession for valid reasons.
This sees an end to assured shorthold tenancy with a minimum six-month occupation. Tenants are no longer tied in for that long if their circumstances change, or they’re not happy with the accommodation. And landlords can regain their property, if they need to live in the house again (or for any other valid reason).
The end of no-fault evictions
‘No-fault’ evictions have been controversial for some time. They made life unstable for tenants, who could be forced to leave their home just because the landlord said so.
Under the new law, landlords will only be able to evict tenants for valid reasons, which could be:
- Antisocial behaviour
- Property damage
- Significant rent arrears (at least 3 months)
Landlords still have the flexibility to ask for the property back if their circumstances change though. If the landlord wants to sell the property or they want to live in the property themselves, they can do that – just not within the first 12 months of the tenancy.
Restrictions on rent increases
There will be no more Rent Review Clauses in tenancy agreements, and any existing clauses of this type will become void.
Instead, landlords will only be able to increase the rent once per year. The rent must be set at market rate, and the process of a rent increase is strictly through serving a section 13 notice with at least two months’ notice.
This provision helps to keep a cap on rising and unaffordable rents, and is a welcome change for tenants.
Publish the asking rent for the property
In another attempt to keep rents from soaring increases, landlords and agents will be required to publish an asking rent for the property. The idea is that this will prevent rental bidding and tenants ending up paying grossly above the market value to live in the property.
Landlords will not be able to accept bids for rent that are over the stated price.
Pets should be allowed
Tenants who have pets will no longer be restricted in where they can live, without facing the heart-breaking decision of parting with their pet.
When the new law comes into force, landlords will not be permitted to unreasonably withhold consent to allow pets in the property. Tenants should still request permission to bring a pet into the property, but the landlord can’t simply say ‘no’ without good reason.
Addressing damp and mould
It has been a long-standing problem that unscrupulous landlords have not kept their properties in good repair. This has led to numerous health problems caused by damp and mould.
Now all landlords will have to act like the good ones out there and address hazards like damp and mould within a specific timeframe.
What the new law means for landlords
The new law codifies all the things that good landlords have been doing for years, and it will help to increase good practice within the rental sector.
Landlords may need to plan a bit further in advance if they want to ask for the property back at any point. It used to be that landlords could serve a no-fault eviction notice for this, but now they won’t be able to request the property back within the first 12 months of a tenancy.
If you’re thinking about renting out your home, or acquiring additional properties to rent out, please make sure you are up to date with your rights and obligations under the Renters’ Rights Bill. It should become law in 2026, but some provisions have retrospective effect which means they will apply to you now.