The Renters’ Rights Bill – also known as the Renters Reform Bill – marks one of the most significant overhauls of renting law in England for decades. Aimed at rebalancing the relationship between landlords and tenants, the Bill introduces a number of key reforms designed to provide renters with greater security, fairer treatment, and better living standards. Here’s a breakdown of the main changes the Bill introduces and what they mean for tenants and landlords.
No-fault evictions will be abolished
One of the most headline-grabbing reforms is the abolition of Section 21 “no-fault” evictions. Currently, landlords can evict tenants without giving a reason after a fixed term ends – this will no longer be allowed. Instead, landlords will have to use Section 8, which requires them to give a legitimate reason (such as selling the property or rent arrears) and often prove it in court. This change gives tenants more long-term security and ends the fear of being evicted with just two months’ notice and no explanation.
All tenancies will become periodic
Fixed-term tenancies (like 6 or 12 months) will be phased out. Under the new law, all tenancies will be open-ended periodic tenancies by default, rolling on a monthly or weekly basis, depending on the rent schedule. Tenants will be able to give 2 months’ notice to leave at any time, while landlords must follow stricter legal grounds if they want to regain possession. Even existing fixed-term tenancies will automatically convert into periodic tenancies when the law comes into force.
New rules for rent increases
Landlords will be limited to one rent increase per year, and they must give at least 2 months’ notice. Tenants will have the right to challenge rent rises through a tribunal. The Bill will also ban rental bidding wars, where prospective tenants are encouraged to offer above the asking price – helping to make rent pricing more transparent and fair.
Higher housing standards and faster repairs
The Bill will require private landlords to meet the Decent Homes Standard, which currently applies only to social housing. This means homes must be safe, warm, and free from serious hazards like damp and mould. Awaab’s Law-style reforms will also ensure landlords respond more quickly to serious health risks, with clear deadlines for fixing dangerous problems.
More rights for tenants with pets
Tenants will have a legal right to request a pet, and landlords must not unreasonably refuse. Landlords will be able to require pet insurance or reasonable conditions, but blanket bans will no longer be allowed.
Fairer upfront costs
Landlords will generally be restricted to asking for no more than one month’s rent in advance, preventing unreasonable demands for large upfront payments that price renters out.
Easier dispute resolution and better enforcement
A new Private Rented Sector Ombudsman will offer a faster, cheaper alternative to court for resolving disputes. Local councils will also get more power to crack down on landlords who break the rules, with higher penalties and rent repayment orders.
Note: England only
Most of these reforms apply to England only. Wales, Scotland, and Northern Ireland have separate housing laws. For example, Wales already has its own renting law under the Renting Homes (Wales) Act 2016, which introduced many similar protections in 2022.
Final thoughts
The Renters’ Rights Bill is a major step toward a more balanced rental system. It aims to provide stronger protections for tenants, while still allowing landlords to recover properties when needed — but only for valid, fair reasons. It’s not yet law, but once it passes, both landlords and tenants will need to understand their new rights and responsibilities. It is predicted to come into force within the next few months.
About the author
Ruairidh McKillop is a Scottish-qualified commercial real estate solicitor based in our Central London office. He joined RIAA Barker Gillette (UK) in March 2025 and works closely with Partner and Head of Commercial Real Estate, Brinda Granthrai. Ruairidh brings extensive experience in renewable energy, rural and commercial real estate law. Having successfully represented a broad range of clients, including landowners, tenants, developers and corporations, he is well-equipped to navigate the complexities of the London property market with a fresh perspective and a strong commercial mindset.