The Renters’ Rights Bill: Progress Report

Regarded as the most significant reform to the private rented sector since the Housing Act 1988, the Renters’ Rights Bill is due to come into effect later this year. This article provides a brief update on the Bill’s progress and some of the key upcoming changes.

Timeline to implementation

The Renters’ Rights Bill was first introduced to Parliament in September 2024, and is currently with the House of Lords. In April and May 2025, the Lords held a committee session across several days, which has now been completed. The next stage is the reporting stage; at the time of writing, a date is yet to be announced for when this will begin.

The current timeline puts mid- to late 2025 as the date when the Bill will become law. It is said that once the Bill becomes law, implementation is to happen within 24 hours.

Eviction proceedings: what private landlords need to know

After the Bill becomes law, the most significant change will be that Section 21 notices are set to be abolished by removing assured shorthold tenancies and fixed term tenancy. Going forward, all tenancies will be on a periodic tenancy with a rent period not exceeding a month.

The exact date that Section 21 notices will cease to be enforceable is unknown at this time, though it is generally understood that as soon as the new reform is in place most assured shorthold tenancies will becomes assured tenancies automatically.

If a Section 21 notice has already been served on the tenant by the time the reform takes effect, the landlord will have 6 months from date the notice was served to issue court proceedings. No further notice will be allowed to be served after the Bill becomes law. If you are a Landlord and in doubt whether or note to evict your tenant, it would be sensible to issue a section 21 notice before the Bill becomes law to protect your position.

Evictions without Section 21 notices

Once the Bill is effective, the only way to evict tenants will be under a Section 8 notice.

In order to serve a Section 8 notice, there are specific grounds which must be met; the reform is supposed to make some of these wider, while others are set to be altered. For example, currently the minimum length of being in rent arrears before such notice can be used is two months. Once the reform takes effect, the minimum length will become 3 months. In cases where rent is paid weekly, the minimum changes will be from 8 weeks to 13 weeks. The actual notice period for this ground will also change from 2 weeks to 4 weeks.

Another example of changes to Section 8 evictions is Ground 1, which currently allows the Landlord to issue a Section 8 notice should they wish to move into the property. Under the new reform, a landlord will be prevented from evicting a tenancy from the property if they choose to move in or sell within the first 12 months of the tenancy.

As for notice of such intention, the landlord must provide a 4 month notice before an application can be made to the court. If a landlord evicts a tenant under this ground and is successful, they will be restricted in re-letting the property for 12 months after. Breaching this rule could result in the landlord being ordered to pay a rent repayment or potential prosecution.

Landlord Duties

The Bill is set to introduce new regulations which comes with new high-risk penalties and even a criminal offence if not correctly followed.

A couple of examples:

• A duty to provide a written statement of the terms of the tenancy along with other information that may be prescribed (the prescribed information has not yet been established however it is said that the How to Rent Guide, Gas Safety, and ECP will become a requirement)
• The property cannot be marketed within the first 12 months of the tenancy.
• A landlord must ensure the correct section 8 notice is duly served.
• Landlords and Agents will be prohibited from advertising the property without showing what rent is payable. Rent bidding will be prohibited.
• Rent review will only be allowed to be reviewed on an annual basis

If a landlord and or their agent breaches a duty the maximum penalty can be £7,000 per breach.

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