The most significant overhaul of UK rental law in more than three decades is now moving into its final stages. The Renters’ Rights Bill – introduced in late 2024 and backed by the current Government – is expected to become law before Parliament’s summer 2025 recess, with the most substantial changes coming into force between October 2025 and early 2026.
For landlords, these reforms will represent a notable shift – not in rights or ownership, but in how tenancies are structured and administered. Fixed-term contracts will be replaced by rolling periodic tenancies, Section 21 ‘no-fault’ evictions will be scrapped, and rent increases will be more tightly controlled. Alongside this, a new landlord compliance database, mandatory acceptance of pets, and stricter standards around property conditions and discrimination are being introduced.
This article breaks down what’s changing, what it means for your portfolio, and – most importantly – how Edwards & Plumb is keeping clients protected, compliant, and ahead of the curve.
Key changes at a glance
Here’s a quick snapshot of the changes landlords should be aware of as the Bill nears implementation, along with the built-in protections shaping a more consistent, regulated rental market.
Section 21 evictions abolished
Landlords will no longer be able to end tenancies without citing a valid legal ground - part of a broader move toward consistency and fairness across the sector.
All tenancies to become periodic
All fixed-term agreements will convert to open-ended tenancies - helping reduce disruption for tenants while giving landlords flexibility to adjust when needed.
Rent increases limited to once a year
Rent can only be increased once every 12 months via a Section 13 notice - offering more transparency and reducing mid-tenancy disputes.
Mandatory acceptance of pets
Landlords must reasonably allow pets - but can still require appropriate insurance to cover potential damage.
New rules to prevent discrimination
It will be illegal to exclude tenants based solely on benefits status or family makeup - a move toward a more inclusive and regulated system.
Rental bidding wars banned
Lettings will be restricted to the advertised rent - removing pressure on tenants and reinforcing trust in advertised pricing.
Landlord ombudsman introduced
A formal ombudsman service will help resolve tenant disputes quickly - without the need for court involvement.
Digital landlord database launched
A new public database will increase transparency - displaying key landlord details, past enforcement, and compliance history.
Minimum property standards enforced
The Decent Homes Standard will now apply to the private rental sector - raising the bar for health, safety, and living conditions.
What’s different from the last bill?
This isn’t the first attempt to reform the UK’s rental laws, but the Renters’ Rights Bill builds on previous efforts with a clearer structure and stronger protections.
How the Renters’ Rights Bill builds on previous reforms
| Provision | Reform Bill (2023-24) | Rights Bill (2025) |
|---|---|---|
|
Abolish Section 21 ‘no-fault’ evictions |
✅
With court reform |
✅
With court reform |
|
Expand Section 8 grounds for possession |
✅ |
✅ |
|
Apply Decent Homes Standard |
✅ |
✅
Plus Awaab’s Law
|
|
Cap rent increases to once per year |
✅ |
✅ |
|
Prohibit discrimination (benefits/kids) |
✅ |
✅ |
|
Allow renting with pets |
✅ |
✅
Mandatory review + insurance allowance |
|
Introduce a landlord ombudsman |
❌ |
✅ |
|
Ban rental bidding wars |
❌ |
✅ |
|
Create a public PRS database |
❌ |
✅ |
|
Strengthen enforcement of non-compliance |
❌ |
✅ |
The Renters’ Rights Bill retains many of the same core protections as the earlier Reform Bill – but adds clearer guidance, simpler procedures, and greater transparency. Most changes will be phased in with support from letting partners like Edwards & Plumb.
Key changes landlords need to be ready for
Below, we’ve broken down the four areas that will have the biggest impact – from tenancy structure to rent controls and compliance.
Fixed-term tenancies will be replaced by rolling agreements
One of the core changes in the Renters’ Rights Bill is the move away from fixed-term tenancy agreements. Once the legislation takes effect, all assured shorthold tenancies (ASTs) will convert to rolling, periodic tenancies – including any already signed before implementation.
This means:
- There will no longer be fixed end dates or standard renewal cycles
- All agreements will continue automatically, until the tenant gives notice or is legally evicted
- New tenancies signed today will also convert, once the law is in force
While many tenants still value the structure of fixed terms – recent industry data suggests around 58% prefer them – this update is part of a broader shift to simplify and modernise the rental system across England.
These changes don’t reduce landlord control. They simply shift how tenancies are tracked and reviewed, giving landlords more consistent, predictable oversight across the rental cycle.
For Edwards & Plumb clients, there’s no disruption. We already manage tenancy timelines proactively – from tracking key dates to handling reviews – so the move to periodic agreements runs smoothly in the background.
Section 21 is ending - and the legal process is changing
The Government is officially ending Section 21 – the ‘no-fault’ notice that has allowed landlords to regain possession without giving a specific reason. Once the new rules are in place, all evictions will need to go through Section 8 instead.
This isn’t a barrier to repossession, but it does require landlords to follow a more defined process. To use Section 8, landlords will need to cite a valid ground for possession, such as serious rent arrears or a breach of contract. The list of mandatory and discretionary grounds has been expanded under the new bill, and each case will require appropriate evidence and supporting documentation.
Additionally, landlords will not be able to serve a notice to regain possession within the first 12 months of a new tenancy – even if the property is being sold. This new ‘protected period’ is designed to give tenants greater security during the early stages of a lease.
Importantly, there are no plans for court reform or added legal infrastructure before the change takes effect. That means existing capacity limits, including court waits of over six months in some areas, are expected to remain.
This doesn’t weaken a landlord’s right to reclaim their property – it simply adds structure and documentation to the process. With the right preparation, timelines can still be managed smoothly.
Our clients won’t need to worry about the legal transition. We handle the notice grounds, timelines, and documentation behind the scenes, ensuring the process stays structured, compliant, and under control.
Rent increases will be more structured, and subject to checks
New rules are introducing clearer rent controls. Once the Renters’ Rights Bill is in force, landlords will be able to raise rent once per year – and only via a formal Section 13 notice.
This rule will apply across the board, even to previously fixed-term agreements. Traditional mid-tenancy increases and informal uplifts will no longer apply.
Tenants will also have the right to challenge increases through the First-tier Tribunal. Although the Government has hinted at creating a triage system to manage this process, it hasn’t been confirmed.
For landlords, the focus is shifting to consistency and documentation. Section 13 notices will need to be served at the right time, in the right way, and backed up if challenged.
Our clients are already covered. Rent reviews are part of our ongoing oversight, so this change simply formalises a process that’s already in place.
New compliance standards: pets, property data, and fairer rules
The Renters’ Rights Bill introduces new legal responsibilities for landlords around transparency, fairness, and property standards. These aren’t optional extras – they’ll soon become part of the legal framework for every rental property in England.
Pets must be reasonably allowed
Landlords can no longer apply blanket pet bans. Consent must be granted unless there’s a valid reason (e.g. building restrictions). Landlords can still request insurance to cover pet-related damage.
Discrimination rules are tightening
It will become illegal to refuse tenants solely because they have children or receive benefits. All applicants must be assessed individually.
A new PRS database will be public
This new digital register will increase transparency by listing landlord contact details, along with any formal enforcement actions.
A landlord ombudsman will be introduced
Landlord-tenant disputes will be directed to a formal ombudsman service, aiming to reduce court pressure and speed up resolution - while offering a fairer, less stressful route to resolve tenant issues.
Awaab’s Law will apply to the PRS
Landlords must address damp, mould, and other serious hazards within fixed timeframes - or face penalties.
These reforms are designed to modernise and improve the private rental sector. If you’re an Edwards & Plumb client, we’ll stay ahead of the curve – keeping a close eye on each new requirement to make sure you’re protected, informed, and fully compliant.
What should landlords do now?
There’s nothing landlords need to overhaul – no last-minute scrambles, no legal loopholes to chase. With the Renters’ Rights Bill approaching implementation, what matters most is clarity and calm forward planning.
For Edwards & Plumb clients, every legal shift is already accounted for. Tenancy structures, notice processes, rent review timelines – it’s all part of how we operate. We work as your trusted partner, ensuring any changes are applied smoothly to your portfolio, with no disruption to how things run.
These reforms are changing the system, but they don’t have to change your setup.
For extra peace of mind, Edwards & Plumb clients can also add Rent Guarantee Insurance. It covers missed payments and legal costs, and is available for an additional fee.
If you have questions – whether you’re a client or just looking for clarity – please get in touch.
For more detail on the legislation, see the official Government guide to the Renters’ Rights Bill.
