Renter’s Rights Bill receives Royal Assent: What landlords need to know

28th October 2025

RRB has since received Royal Assent after this article was published.

Just over a year since it was first brought to Parliament in September 2024, the Renters’ Rights Bill is finally expected to go to Royal Assent, where the bill will be passed to become law. We will start to see the effects of this come into place at the beginning of the new year. We are told by the government that we will receive sufficient notice before the implementation stage of the bill.

The most likely first impact on landlords will be that all existing fixed-term tenancies will become periodic tenancies. That is, that the previous end date of that tenancy will no longer be valid, and instead, the tenancy will default to what used to be called a “rolling contract” where tenants can serve two months’ notice to leave. Tenancies set up after this will also abide under the new rules. We expect this to take effect in the first half of 2026.

The bill intends to create a fairer and more transparent experience for renters by reshaping the responsibilities and expectations of landlords. Representing one of the most significant reforms in the private rental sector in recent years, it’s important that landlords should be prepared for the changes that lie ahead. That’s where we’re here to help.

Key Changes:

The end of Section 21 for Repossession.

One of the most talked-about reforms is the abolition of Section 21 which is the legislation used for no-fault evictions. Under the new law, only Section 8 will remain as the legal route to regain possession of your property, and you must have a valid ground to serve notice.

A list of all the grounds that can be used to serve tenants notice under Section 8 can be found on Rightmove’s guide to serving notice, linked at the end of this article:

Tenants will be able to serve 2 months’ notice period to end their tenancy, giving them greater flexibility and control over their living arrangements. Landlords and agents will no longer be able to ask for more than 1 months rent in advance and tenants will be required to pay rent monthly. Due to this we expect to see an uptake of company guarantors being used in place of advanced rent, particularly in the student sector.

This means that effective tenant management and record keeping is essential for self-managing landlords. Landlords need clear documentation and evidence to serve their tenants notice under Section 8, especially for rental arrears, anti-social behaviour, or the sale of a property. Landlords should also note that you will need to be registered to the private landlord database to use certain grounds for possession under section 8.

What Landlords can do: Review your tenancy agreements and ensure you are compliant with all regulations. We would also urge you to consider upgrading to either our part-managed service or full managed service if you are an introduction landlord. We can give you professional support to navigate serving notice, rent repayment orders, and compliance checks.

Student Lets:

For the student rental market, there are specific provisions being introduced. Purpose-Built Student Accommodation (PBSA) can continue to operate on fixed-term contracts; however, the provider must be registered to an approved code of standards such as Unipol. All other tenancies will be periodic.

Ground 4a can be used by landlords to regain possession of their student properties at the end of the academic year. It only applies to properties occupied by full-time students. There are a few regulations that must be followed when it comes to the use of this ground:

• Landlords or agents must provide a written statement to students in advance to let them know their intentions of using this ground.
• Ground 4a cannot be used if the tenants have been signed up more than six months before the tenancy start date.
• The notice period for repossession is 4 months minimum which must expire between June 1^st and September 30^th, aligning with the academic schedule.

What landlords can do: Good communication and proactive property management remain key. Most student tenants are responsible and move on at the end of term; maintaining a good relationship encourages smoother transitions between tenancies.

Rental Discrimination and Rent Increases:

All future rent increases must be proposed via a Section 13 notice with a period of 2 months. Proposed increases must be justified using market comparables and other supporting evidence. This is capped at one rental increase every 12 months.

Tenants will continue to hold the right to challenge these rent increases, which goes to a First-Tier tribunal. It is important to note that the Tribunal could reduce the rent if it is determined that the proposed amount is above market value. ‘Bidding wars’ will also come to an end under new regulations. Accepting or encouraging offers that are above the advertised asking rent is not allowed.

We’ve spent a great deal of time carefully reviewing our rent proposals for the next season to help you secure tenants quickly and achieve the best possible income, all while staying compliant with the new regulations.

There will also be a ban on rental discrimination. This means that landlords and agents cannot refuse tenants who are in receipt of benefits or because they have children. You can still choose the most suitable applicant for your property, for example one with stronger rental history or affordability. However blanket refusals based on benefit status will become unlawful.

What landlords can do: For self-managing landlords we recommend reviewing advertising and application process carefully to avoid breaching the new laws.

Fines and Enforcement:

Local councils are expected to be issuing fines more frequently, specifically for repeat offences. If landlords are failing to be compliant under new laws or meeting the necessary housing standards, you could face penalties between £7,000 and £40,000, depending on the severity.

Possession and Transition:

If you are having trouble with existing tenants and want to serve them notice, existing Section 21 notices remain valid if served within 12 weeks of the Bill receiving Royal Assent. After this period, only Section 8 notices can be used.

Decent Homes Standards and Awaab’s Law:

The new Bill will also incorporate elements of the Decent Homes Standard and Awaab’s Law, ensuring all rented homes are well-maintained and safe for the tenants occupying the property. Landlords should ensure their properties meet required standards and that any reported repairs are dealt with promptly. This isn’t expected to come into effect until 2035.

Pets

While you cannot require a larger deposit if a tenant has a pet, you are within your rights to ask tenants to take out pet insurance to ensure damage caused by pets is covered. You must also note that unless there are reasonable grounds, you cannot refuse tenants to keep pets at the property. Reasons may include clauses within the lease agreement or the property being unsuitable for pets.

Adapting to the New Landscape

While this Bill represents a significant change, it’s not the toughest legislation landlords have faced in the past 15 years. The NRLA (National Residential Landlords Association) is urging that landlords do not sell or leave the industry, but instead to adapt and ensure they’re working with a competent, well-established letting agent.

We encourage all of our landlords to be open to change and be adaptable. With the right preparation and professional support, landlords can and will continue to thrive in a fairer and more transparent rental market.

Rightmove’s guide to serving notice: https://shorturl.at/bngJw