How will the Renters’ Rights Bill effect you?

The Renters’ Rights Bill is currently in the house of Lords in the committee stage, with the next reading happening in May.

The bill, which is expected to pass into law by the summer of 2025, aims to make considerable changes to the private rental sector in England.

While the Renters’ Rights Bill is still under scrutiny, with some revisions expected to be implemented before it can enter the next stage, some big changes to the law may immediately affect landlords or require action.

What will the Renters’ Rights Bill change?

You can find the full outline of the bill on the gov.uk website, but to help you plan, here is an outline to some of the incoming changes you may need to prepare for.

An end to fixed-term tenancies and ‘no-fault evictions’

One of the main goals of the Renters’ Rights Bill is to abolish Section 21 evictions, also known as ‘no-fault evictions’. These are where a landlord can end an assured shorthold tenancy without needing to provide a reason.

Landlords:

All tenancies, including existing ones, will be converted to periodic arrangements. With Section 21 gone, you will need to give a Section 8 notice to evict tenants, meaning there needs to be specific grounds for the eviction.

Tenants:

If you currently have a fixed-term tenancy, after the bill has passed it will be changed to a periodic tenancy. After a specified period, your rental agreement will automatically renew until it’s terminated by either you or your landlord.

Creation of a digital Private Rented Sector Database

This digital database is where landlords will register themselves and their properties to improve visibility of information.

Landlords:

It will be mandatory for you to register yourself and your properties on this database. Failing to do so could result in a fine and providing fraudulent information could result in criminal prosecution.

There are plans for the database to provide guidance to help you understand your legal obligations and responsibilities and allow you to upload important certifications for your properties for them to be easily checked.

Tenants:

This database can be used to find out more information about prospective landlords, including banning orders and other offences. This can help you find the right landlord and avoid rogue ones.

Private Rented Sector Ombudsman

The ombudsman serves the purpose of helping to efficiently provide fair and impartial resolutions to disputes between tenants and landlords and prevent cases from needing to escalate to court proceedings.

Landlords:

All private landlords in England will be legally required to join a Private Rented Sector Ombudsman, with an annual fee required for continued membership.

Tenants:

Disputes between you and your landlord can be raised with the Private Rented Sector Ombudsman.

Raise the standard of rental properties

The Renter’s Rights Bill aims to improve the standard of private rental properties by applying the Decent Homes Standard and Awab’s Law to the private rental sector.

Private rental properties will need to meet a set of minimum requirements for the condition of the property and landlords will be required to address hazards within a specified timeframe.

Landlords:

You will need to ensure that your properties meet the Decent Homes Standard. You can expect the criteria to be similar to what currently applies to social housing.

Overall, your properties need to be in a reasonable state of repair, have working facilities and services, and will need to be effectively insulated with efficient heating.

If a tenant makes a complaint about the state of the property, you will have limited time to act

• Make emergency repairs: 24 hours

• Investigate reported hazards: 14 days

• Resolve hazards that present a risk to residents’ health: 7 days to begin work

Tenants:

If the property doesn’t meet the Decent Homes Standard you can contact the landlord to fix the problem. If they don’t respond to your request or refuse, you can make a complaint to the new Private Rented Sector Ombudsman.

You may be able to apply for a rent repayment order, allowing you to reclaim rent for the time that the property wasn’t compliant.

Tenants have increased rights to own pets

Landlords will no longer be able to put blanket bans on pets and tenants have the right to formally request a pet in the property. Landlords will need to give a justifiable reason to refuse a request for a pet.

Landlords:

Once a tenant makes a formal request to bring a pet into the property you will have 28 days to respond.

To cover the cost of property damage caused by pets, you can require tenants to have pet insurance as part of their tenancy agreement or you can charge tenants for the cost of obtaining insurance yourself.

Tenants:

To make a request to bring a pet into the property, you’ll have to send it in writing to your landlord and include a description of the pet.

If you feel that your landlord has unreasonably denied your request, you can challenge them through the new Private Rented Sector Ombudsman.

What other changes you can expect from the Renters’ Rights Bill

The bill will introduce a number of new safeguards for tenants

• It will become illegal for landlords to discriminate against prospective tenants who have children or are claiming benefits

• Landlords and letting agents will be required to publish an asking rent and cannot ask or accept offers above this amount. This is to put an end to rental bidding wars.

• There will be changes to possession grounds to give tenants more time to find a home if they’re evicted while ensuring landlords can recover their property when reasonable

• Repayment orders will extended to superior landlords and the maximum penalty will be doubled. Repeat offenders will have to pay the maximum amount.

• Rent increases will only be permitted once per year to the market rate. Landlords will ned to serve a section 13 notice to tenants and give at least 2 months’ notice. Landlords will also no longer be allowed to backdate rent increases.