Section 21 abolished, fixed terms replaced, stronger Section 8 grounds, and enhanced tenant protections. Learn the risks and necessary steps now.
The most consequential reform to the private rented sector in decades. Here's what landlords need to know.
No More No-Fault Evictions: The government will phase out the current practice allowing landlords to evict tenants without reason, replacing it with grounds-based possession exclusively through Section 8.
Every eviction must now be justified legally.
Fixed Terms Abolished: All tenancies will transition to rolling, open-ended agreements, offering tenants greater stability and demanding more diligence from landlords.
No more fixed-term assured shorthold tenancies.
Expanded Eviction Grounds: To compensate for Section 21's removal, the Bill strengthens Section 8 by defining clearer mandatory and discretionary grounds for arrears, misconduct, resale, and owner occupation.
More robust legal framework for justified evictions.
Protected Periods: New protections require minimum notice periods—four months for selling or moving in, with tenants enjoying a 12-month protected period during which such grounds cannot be invoked.
Longer planning required for landlord moves.
Capped Increases: Rent increases limited to once per year at fair market levels. Bidding wars outlawed by requiring published asking rent and banning offers above it.
Stricter rental pricing regulations.
Higher Property Standards: Landlords must ensure properties meet minimum living standards. Failure may result in enforcement and financial penalties. New Private Rented Sector Ombudsman for disputes.
Mandatory compliance with quality standards.
Avoid these critical mistakes that could cost you time, money, and legal compliance.
Although still in force until Royal Assent, Section 21 is on the brink of abolition. Relying on it now risks stranded estates and legal invalidation.
After transition, fixed-term ASTs will become periodic automatically. Landlords ignoring this will face voided terms and confused tenancy arrangements.
Without Section 21, landlords must use legally valid grounds. Insufficient grounds or flimsy evidence can lead to court rejection and wasted costs.
With the Decent Homes Standard and Ombudsman, poor record-keeping can result in costly enforcement actions and penalty charges.
Bidding wars, refusing tenants with pets, families, or on benefits—practices that will soon be illegal and could result in significant fines.
Waiting until implementation to adapt systems, contracts, and procedures will leave you scrambling and non-compliant from day one.
Your essential checklist to prepare for the Renters' Rights Bill changes.
| Task | Description |
|---|---|
| Audit Tenancy Agreements | Transition fixed terms to compliant periodic tenancy terms now. Review all existing contracts for compliance with new requirements. |
| Review Eviction Processes | Train teams to use valid Section 8 grounds with proper notice and documentation. Develop robust evidence-gathering procedures. |
| Ensure Property Standards | Proactively meet Decent Homes criteria and maintain compliance logs. Schedule property inspections and necessary improvements. |
| Review Rental Processes | Eliminate bidding practices, update advertising, and remove blanket bans on families, benefit recipients, and pet owners. |
| Implement Documentation Systems | Create centralized systems for communication logs, maintenance records, and tenant request tracking. |
| Monitor Legislative Progress | Stay updated on implementation timelines. Expect enactment late 2025 or early 2026. Prepare team training programs. |
The Renters' Rights Bill represents a seismic shift in UK landlord-tenant law. Successful navigation requires proactive adaptation.
Landlords who plan ahead will protect their assets, reputations, and rental returns
For bespoke assistance with transitions, compliance, or eviction strategy—our expert legal team is ready