Renters' Rights Bill 2025 — Everything Tenants and Landlords Need to Know
The Renters' Rights Bill — which abolishes no-fault evictions, bans rental bidding wars, and creates a new Private Rented Sector Ombudsman — is the most significant reform to the private rented sector in England since the Housing Act 1988. Here is everything tenants and landlords need to know.
Section 21 "No-Fault" Evictions — Abolished
The most headline-grabbing change is the abolition of section 21 of the Housing Act 1988. Currently, landlords can evict a tenant at the end of a fixed-term tenancy, or at any time during a periodic tenancy, simply by giving two months' notice — without needing to give any reason. This power has been routinely used to evict tenants who complain about disrepair, who ask for a pet, or who are simply no longer wanted.
Once the Renters' Rights Act comes into force, section 21 notices will cease to be available for all tenancies, including existing ones. Landlords will only be able to evict tenants through the section 8 grounds procedure — which means proving a lawful ground for possession to a court. New grounds are being added, including a ground for landlords who genuinely wish to sell the property or move in themselves, but these grounds will come with additional protections including minimum notice periods and restrictions on re-letting within a certain period.
All Tenancies to Become Periodic
Fixed-term assured shorthold tenancies (ASTs) will be abolished. All private rented tenancies will become periodic tenancies rolling on a month-by-month basis. This means landlords will no longer be able to lock tenants into fixed terms — tenants will be able to leave with two months' notice at any time. For tenants, this provides much greater flexibility. For landlords, it means less certainty about occupancy.
Rental Bidding Wars — Banned
Landlords and letting agents will be prohibited from accepting or soliciting bids above the advertised rent. Currently, in high-demand areas, prospective tenants sometimes offer months of rent upfront or bid above the listed price to secure a property. The Act makes it illegal for landlords or agents to invite, encourage, or accept such above-asking bids. The listed rent must be the maximum that can be charged.
Rent Increases — Restricted to Once Per Year
Landlords will only be able to increase the rent once every 12 months, and must give two months' written notice using a prescribed form. The only permitted basis for a rent increase is to bring the rent up to the open market rent for the property. Tenants will have the right to challenge a rent increase at the First-tier Tribunal (Property Chamber), which can reduce the increase or confirm it — but importantly, cannot increase the rent above what the landlord proposed.
Right to Keep Pets — Introduced
Tenants will have a statutory right to request to keep a pet. Landlords cannot unreasonably refuse. The Act specifies factors that may make a refusal reasonable — such as the property being unsuitable for the type of pet requested, or significant allergy concerns. However, a blanket "no pets" policy in a tenancy agreement will become unenforceable. Landlords will be able to require tenants to take out pet damage insurance as a condition of keeping a pet.
Decent Homes Standard — Extended to Private Rentals
The Decent Homes Standard — previously applicable only to social housing — will be extended to the private rented sector. This means all privately rented properties must be free from serious hazards under the Housing Health and Safety Rating System (HHSRS), in a reasonable state of repair, have reasonably modern facilities, and provide effective insulation and heating. Local councils will have enforcement duties and powers to inspect and serve improvement notices on landlords who fail to meet the standard.
Private Rented Sector Ombudsman — New
A new Private Rented Sector Ombudsman will be established, which both landlords and tenants can use to resolve disputes without going to court. Membership will be mandatory for all private landlords in England. The Ombudsman will be able to award compensation, require apologies, and compel landlords to take specific action. This is intended to provide a cheaper and faster alternative to court proceedings for both parties.
When Does It Take Effect?
The Renters' Rights Act is expected to come into force in 2025, though a precise commencement date for each provision is subject to secondary legislation. The government has indicated that the abolition of section 21 will apply to all tenancies — existing and new — from the same date, unlike previous proposals which would have created a two-tier system. Both landlords and tenants should prepare now.