Renters’ Rights Bill update – major changes ahead for private rental sector in England & Wales

The Renters’ Rights Bill, currently progressing through the House of Lords, is set to bring sweeping reforms to the private rental sector.

Expected to receive Royal Assent this summer and come into force between October 2025 and January 2026, the Bill will abolish Assured Shorthold Tenancies (ASTs) and introduce Assured Periodic Tenancies (APTs), ensuring greater security for tenants.

Key Legal Changes include:

• End of Fixed-Term Tenancies: ASTs will be replaced by open-ended APTs, with a 12-month protected period preventing eviction unless tenants breach their agreement.

• Abolition of Section 21 ‘No-Fault’ Evictions: Landlords will no longer be able to evict tenants without providing a reason, shifting the balance of power towards renters.

• Rent Regulation: Rent increases will be subject to stricter controls, with disputes handled by the First-tier Tribunal.

• Advance Rent Payments Capped: Landlords will be prohibited from requesting more than one month’s rent in advance, reducing financial barriers for tenants.

• Pets in Rental Properties: Tenants will have the right to request a pet, though landlords may require pet insurance.

• Ban on Rental Bidding Wars: Landlords and agents will be prohibited from accepting offers above the advertised rent.

• Landlord Redress Scheme: All landlords must register with an ombudsman scheme before advertising properties, ensuring a fair complaints process.

• Private Rented Sector Database: A new database will require landlords to register their properties, increasing transparency for tenants.

• Awaab’s Law: Extending existing regulations to the private sector, landlords will be required to address issues like mould and damp within defined timeframes.

Tenant Protections & Market Impact

The Bill is expected to reshape the rental market, with over half of tenants likely to challenge rent increases through the newly established landlord ombudsman. However, concerns remain about potential backlogs in dispute resolution and the impact on rental supply.

The UKRE Team at F&F LLP remains available to assist with UKRE legal matters, including conveyancing in England. For expert guidance, please contact Anna Douglass, Alastair Hargreaves, Caren Vidamour, or Hannah Damant.