Renters Rights Bill: What it means to you

The UK’s private rented sector is undergoing quite a shake-up with the introduction of the Renters Rights Bill. As property management professionals at Urpad, we believe it’s essential to move beyond the noise and scaremongering to provide a measured, informed perspective on what this legislation means for both landlords and tenants. Drawing on insights from across the industry – including publicly available comments from industry professionals – we explore the Bill’s key changes, the motivations behind them, and what their implications are.

Why the Renters Rights Bill?

The government’s stated aim is to create a “better deal for renters” and to modernise the private rented sector so it works for everyone. This is following on from years of rising rents, insecure tenancies, and property standards that range from palatial to unfit for human habitation. The Bill seeks to address these issues by abolishing Section 21 ‘no fault’ evictions, ending fixed-term tenancies, introducing a Decent Homes Standard, and outlawing blanket bans on families with children or those receiving benefits.

As this bill has been previewed, and as more information is being known and understood about it, there have been an increasing number of posts from experts talking about it.  Some are positive and helpful, some are filled with scaremongering and misinformation, and other are just recycling click-bait headlines and gossip to get interaction on social media. 

We want to try to cut through the noise and help everyone understand the facts and intentions behind the legislation.

Abolishing Section 21: Security vs. Flexibility

The most widely shared, headline-grabbing change is the removal of Section 21.  Currently, this allows landlords to evict tenants without giving a reason. Under the new Bill, landlords will need to provide a valid ground for eviction, something like rent arrears or the need to sell the property.

For tenants, this promises greater security and the ability to put down roots without fear of unexpected eviction. It also gives tenants the security to report issues without the threat of tit-for-tat action. For landlords, however, the end of no-fault evictions does introduce an extra layer of complexity. The process for regaining possession will be more transparent, but potentially slower and more onerous.

Julie Ford CCPM offers reassurance: “While Section 21 evictions would end, they were still permissible today and there were question marks over how soon the legislation would be implemented once the bill becomes law.” She points out that, in practice, strengthened Section 8 grounds will still allow landlords to regain possession in legitimate circumstances, such as selling or moving in family members.

They can move on without being locked into long contracts and can respond quickly to changes in their circumstances. For landlords, however, the lack of fixed terms introduces uncertainty over rental income and planning. There is a risk of increased turnover and shorter average tenancies, which may have an impact on financial stability.

Rent Increases: Predictability vs. Market Responsiveness

Rent increases will be limited to once per year, with a minimum of two months’ notice. Tenants will have the right to challenge increases they believe are above market rate.

This change brings predictability and protection for tenants, making it easier to budget and reducing the risk of sudden, sharp increases. However, some landlords worry that the process for contesting rent hikes could be overused, potentially overwhelming tribunals and making it harder for landlords to keep up with market changes. As one industry commentator observed, “There is real concern that it will be overused and abused and that the First-tier Tribunal will not be able to cope.” 

Decent Homes Standard: Raising the Bar

The extension of the Decent Homes Standard to the private rented sector is a flagship reform. Properties must be free of serious hazards, have adequate facilities, and meet standards for warmth and safety. Local authorities will have new enforcement powers, including fines and rent repayment orders for non-compliance.

For tenants, this promises a tangible improvement in living conditions and peace of mind. For landlords, it means a renewed focus on property maintenance and potentially significant investment to bring homes up to standard. Yet, as the Department of Levelling Up, Housing and Local Communities notes, this is about “raising standards and making sure that all landlords manage their properties effectively, rather than waiting for a renter to complain or a local council to take enforcement action.”

Outlawing Blanket Bans: Fairness and Opportunity

The Bill will make it illegal for landlords to impose blanket bans on families with children or those receiving benefits. This is in direct response to court rulings that such policies are discriminatory and violate the Equality Act.

For tenants, this opens up more housing opportunities and reduces barriers for vulnerable groups. For landlords, it means a larger pool of potential tenants, but also a need to ensure referencing and affordability checks are robust and fair. The government has pledged to work with the insurance industry to address misconceptions about insuring properties let to tenants on benefits.

Pets in Rental Properties: Compromise and Clarity

Tenants will have the right to request a pet, and landlords cannot unreasonably refuse. However, landlords can require tenants to take out pet insurance to cover potential damages.

This strikes a balance between tenant lifestyle and landlord asset protection. It may encourage more open dialogue and clearer policies around pets in rental homes.

A New Dispute Resolution 

The Bill introduces a National Landlord Database and a mandatory ombudsman to resolve disputes. This promises a simpler, less adversarial process for both parties and aims to drive up standards across the sector.

So What Does It All Mean?

Landlords –  the Renters Rights Bill is a move towards greater regulation, a step in the direction of higher standards for everyone, and undoubtedly some increased accountability. There are concerns about increased costs, more administration, and reduced flexibility, but there is still a need to see more details from the government before we knoweverything. So long as there is a high level of engagement with property professionals throughout the process, these reforms can deliver benefit to all parties

Tenants –  the Bill represents a massive step forward in security, fairness, and quality of housing. It is designed to level the playing field and ensure that everyone has the opportunity to live in a safe, decent, and secure home.

Change Is Good

While it’s natural for there to be concerns about such sweeping reforms, we at Urpad believe that change – when thoughtfully implemented – is good and drives progress. The Renters Rights Bill is not about penalising landlords or giving tenants unlimited power; it’s about creating a more balanced, professional, and sustainable rental sector that benefits both landlords and tenants for many years to come. .

Change is rarely easy, but it is often necessary. The Renters Rights Bill marks a new chapter for the UK’s private rented sector.

If you have any questions, please don’t hesitate to get in contact and we’ll try to help with what we know.  We’ll also make sure that all our landlords are kept informed with updates in our monthly newsletter.