The Renters’ Rights Bill, let’s cut to the chase…

  • The Renters’ Rights Bill aims to “transform the experience of private renting” (GOV UK) and protect tenants
  • Key proposals include scrapping Section 21 “no fault evictions”, setting a Decent Homes Standard for private rentals and giving tenants more rights – like the ability to request to keep a pet

The implementation of bill is facing further delay, and is now unlikely to be enacted before late 2025 or even early 2026.

We will be updating this blog with the latest information as the bill progresses through Parliament.

Key Changes at a Glance

Tenancies

  • All tenancies to become periodic (rolling), no more fixed terms
  • Rent arrears threshold to increase before eviction can be sought – the amount of unpaid rent a tenant must owe before a landlord can take legal steps to evict them is expected to increase
  • Longer notice periods for landlords, to give tenants with more time to secure alternative housing
  • Rent increases capped to once a year – if tenants think the increase is unfair, they can take the case to a tribunal (while the tribunal reviews the case, the rent increase won’t take effect)
  • Tenants will have the right to request to keep pets, landlords will not be able to unreasonably refuse

New Tenancy Rules

  • The bill aims to provide clearer guidance around landlords asking for rent in advance – while it’s still allowed, especially for tenants with limited references or overseas status, landlords must be transparent about how much is being requested, what it covers, and how it will be applied to the tenancy
  • Tighter caps on deposits – security deposits are currently capped at 5 weeks’ rent for most tenancies (or 6 weeks if the annual rent exceeds £50,000). The bill may introduce stricter limits, potentially lowering the cap to 4 weeks’ rent to reduce upfront costs for tenants and make the rental market more accessible. Final figures are still to be confirmed as the bill progresses
  • No more bidding wars – fixed rents only
  • Landlords must meet a basic Decent Homes Standard already used in social housing – covering repairs, safety, insulation, and modern facilities – to ensure they are providing safe, clean, well-maintained homes

Evictions

  • Section 21 “no-fault evictions” abolished – landlords must provide valid reasoning to evict

  • Under the Renters’ Rights Bill, landlords can no longer evict tenants without cause. Instead, they must use specific grounds, such as:

    🔹 Wanting to sell the property (tenant must have lived there for at least 12 months)

    🔹 Moving in a family member (also requires a minimum 12-month tenancy)

    🔹 Serious rent arrears

    🔹 Breach of tenancy agreement

    🔹 Anti-social behaviour

These changes aim to protect tenants from unfair evictions while still allowing landlords to regain possession when necessary.

What do Landlords and Agents Need to Know?

🏠 Adhering to Awaab’s Law

  • Following the tragic death of Awaab Ishak, a toddler who died due to mould exposure, Awaab’s Law requires urgent action on damp and mould in rental properties

  • Originally introduced for social housing, Awaab’s Law is expected to extend to the private rental sector, requiring all landlords to act quickly on health hazards like damp and mould.

    Once in effect, landlords must:

    🔹 Investigate health hazards (like damp, mould, leaks) within 14 days of being reported

    🔹 Start necessary repairs within 7 days of confirming a hazard

    🔹 Complete urgent repairs within a reasonable timeframe

    🔹 Keep written records of inspections and repairs

    🔹 Ensure properties are kept in safe and habitable condition year-round

📃 Landlords to Register on National Database of Landlords and Properties

  • New digital Property Portal requiring landlords to register themselves and each of their rental properties
  • Aims to raise standards, improve accountability and allow tenants to check whether their landlord is compliant and legitimate

👤 Landlords to Join Private Landlord Ombudsman Service

  • All landlords (including independent landlords) will be required to join a new ombudsman scheme
  • Will provide tenants are a free, impartial route to resolve complaints without court action

🔒 Compliance with Discrimination Laws

  • Increased emphasis on fair letting practices – no bias on race, gender, disability, etc

What to expect this Autumn 2025

  • Royal Assent expected by September 2025
  • Implementation of the bill to follow in late 2025/early 2026
  • Autumn delay gives vital time to agents to update tenancy agreements, processes, and provide staff training

Renters’ Rights Bill Frequently Asked Questions (FAQs)

What is the Decent Homes standard?

A basic minimum standard that landlords must meet, ensuring homes are safe, warm and in good repair – currently relevant to social housing, soon to be extended to private rentals.

What is Awaab’s Law?

Focused on protecting tenant health, this law requires landlords to fix serious health hazards like damp and mould within strict time frames to protect tenant health – also expected to be extended to private rentals.

Under Awaab’s Law, landlords are expected to investigate health hazards (like damp, mould, leaks) within 14 days of being reported and start necessary repairs within 7 days of confirming a hazard.

If not complied with, initial breaches may result in fines of up to £7,000 and fines for repeated violations can rise to £40,000 or result in criminal prosecution.

What will happen to evictions?

Section 21 “no-fault” evictions to be scrapped, landlords will need valid grounds under Section 8 to evict tenants. Likely to cause longer notice periods and court-based processes.

How will the new ombudsman work?

All private landlords must join a government-approved ombudsman. Tenants can raise complaints and get independent resolution.

What is the maximum rental deposit?

At current, tenancy deposits are capped at 5 weeks’ rent for most tenancies (or 6 weeks if the annual rent exceeds £50,000).

How Eclipse Inventories Can Help

In times of change, accurate property documentation is crucial. We provide watertight, impartial reports that assist landlords and agents in staying compliant.

✅ Inventory & Check Ins

✅ Mid-Term Reviews

✅ Check Outs

✅ Property Health Checks

Compliance. Clarity. Confidence. All in one service.

Interested in finding out more about our services?

Get in touch with us today:

📞 Call us: 020 3411 8090

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