Renters’ Rights Bill Explained — What Landlords and Tenants Need to Know in 2025

What the Renters’ Rights Bill Does

The Renters’ Rights Bill represents the most substantial reform to the private rented sector in England in a generation. Its headline provisions are:

**Abolition of Section 21 (‘no-fault’) eviction.** Landlords will no longer be able to ask tenants to leave without providing a legally specified ground. All evictions must proceed through the strengthened Section 8 grounds.

**End of fixed-term assured shorthold tenancies.** All new tenancies will be periodic from day one. Existing fixed-term tenancies will convert to periodic tenancies when the Bill is commenced. Tenants will be able to leave with two months’ written notice at any point; landlords must rely on Section 8 grounds to recover possession.

**Strengthened Section 8 grounds.** New mandatory grounds include situations where the landlord wishes to sell the property or move in a family member, but these grounds come with restrictions (e.g., landlord cannot re-let the property within a certain period after using a ‘landlord moving in’ ground). Existing grounds are strengthened and reformed.

**Private Rented Sector Database.** Landlords will be required to register on a new national database. Failure to register will be a criminal offence and will prevent landlords from serving certain notices.

**Rent increase reforms.** Landlords can only raise rent once per year via a Section 13 notice, and tenants will have a strengthened right to refer proposed increases to the First-tier Tribunal if they believe they are above market rate.

**Ban on rental bidding wars.** Landlords and agents will be prohibited from accepting or encouraging bids above the advertised rent.

**Awaab’s Law extended to private rented sector.** Landlords will be required to investigate and fix hazards (including damp and mould) within specified timeframes, mirroring the social housing requirement introduced in 2023.

**Decent Homes Standard extended to private rented sector.** Properties will be required to meet minimum standards for condition and fitness.

When Does It Take Effect?

The Bill received Royal Assent and is being brought into force in phases through 2025–26. The abolition of Section 21 and conversion of all tenancies to periodic are among the most significant operative changes. Check the latest guidance from the Department for Levelling Up, Housing and Communities (DLUHC) for the current commencement position.

Impact on Landlords

**Longer possession process.** Without Section 21, all contested possessions go through the courts on Section 8 grounds. Even with strengthened mandatory grounds, the process takes longer and requires more evidence.

**Less certainty on end dates.** Landlords can no longer rely on the expiry of a fixed term to recover possession. Every departure from the tenancy requires a Section 8 ground.

**Registration compliance.** Failure to register on the PRS database is a criminal offence. Landlords must ensure they are registered before the commencement date for that provision.

**Higher compliance costs.** Meeting Decent Homes Standard and Awaab’s Law response requirements will require more proactive property management.

Impact on Tenants

**Greater security.** Tenants cannot be evicted without a legal ground, reducing the threat of retaliatory eviction following a complaint.

**Easier to challenge rent increases.** The Tribunal route for challenging above-market rents is strengthened.

**Better enforcement of standards.** Awaab’s Law and Decent Homes Standard give tenants clearer legal routes to force repairs.

What Landlords Should Do Now

• Review your portfolio and assess which properties may be marginal on compliance (EPC rating, damp, condition)
• Ensure all compliance documentation is up to date (gas safety, EICR, EPC, deposit protection, How to Rent guide)
• Familiarise yourself with the strengthened Section 8 grounds and the evidence required for each
• Monitor the PRS database registration requirement and register promptly when the requirement commences
• Seek legal advice if you anticipate needing to recover possession before or after commencement

Property Passport UK records compliance documentation and key tenancy dates, helping landlords maintain a clear audit trail as the new regime takes effect.