Renters’ Rights Bill – Guidance for Landlords and Tenants

The Renters’ Rights Bill is set to introduce significant reforms to the private rented sector in England. The legislation aims to clarify the rights and responsibilities of landlords and tenants, improve transparency, and raise standards across rental properties. This page provides detailed guidance for both landlords and tenants about what the Bill includes and what steps you may need to take.

1. Evictions

 The Bill abolishes Section 21 “no-fault” evictions, which previously allowed landlords to regain possession of a property without giving a reason.

• Landlords must now use a legally defined process under an enhanced Section 8 notice.
• Grounds for possession include rent arrears, anti-social behaviour, the landlord needing the property for personal use, or the intention to sell the property.
• The Section 8 process includes clear notice periods and formal procedures to ensure both landlords and tenants understand their rights.
• Landlords are still able to take legal action if a tenant breaches the terms of their tenancy.

2. Tenancy Agreements

 All existing and new Assured Shorthold Tenancies (ASTs) will convert automatically into periodic (rolling) tenancies.

• Periodic tenancies have no fixed end date and continue until either party gives notice.
• Tenants can give two months’ notice at any time to end the tenancy.
• Landlords must give four months’ notice if they wish to regain possession.
• Tenancy agreements should be reviewed to ensure clarity on rent, responsibilities, and rights under the new system.

3. Rent Increases

 The Bill introduces formal controls on rent increases to provide transparency.

• Rent may only be increased once per year using the Section 13 procedure.
• Landlords cannot include automatic rent increases in tenancy agreements.
• Tenants have the right to challenge a rent increase they believe exceeds the local market rate.
• Challenges are submitted to a First-tier Tribunal, where independent officials assess whether the proposed increase is reasonable.
• Landlords must provide tenants with proper notice in writing before any rent increase takes effect.

4. Landlord Redress Scheme

 All landlords are required to join a Landlord Redress Scheme.

• The scheme provides a formal process for resolving disputes between tenants and landlords.
• Tenants can raise complaints without going to court, which can help resolve matters more quickly.
• Landlords gain access to guidance and support to ensure their practices comply with legislation.
• The scheme also encourages consistent standards and professional conduct within the industry.

5. National Landlord Database

 The Bill establishes a national database of landlords and rental properties.

• Landlords are required to register their details and the properties they manage.
• The database allows tenants to verify landlord credentials.
• Local authorities will use the database to monitor property standards and ensure compliance with regulations.
• Registration will involve a small fee, designed to be proportionate and accessible.
• The database aims to improve accountability and transparency across the sector.

6. Pet Ownership

 Tenants now have the right to request permission to keep a pet during their tenancy.

• Landlords cannot unreasonably refuse such requests.
• Landlords may require tenants to provide insurance or cover any potential damage caused by pets.
• While landlords can still state a “no pets” policy in their marketing, they must assess tenant requests fairly and reasonably.
• This measure seeks to balance tenants’ desire to keep pets with landlords’ need to protect their property.

7. Anti-Discrimination Rules

 The Bill introduces stricter rules to prevent discrimination in the rental market.

• Landlords cannot refuse to rent a property solely because a tenant receives benefits or has children.
• Decisions may still be based on affordability, creditworthiness, or suitability of the property for the tenant’s needs.
• This ensures that tenants are treated fairly while allowing landlords to make responsible rental decisions.

8. Property Standards and Safety

 Landlords must ensure that their properties meet the Decent Homes Standard.

• Properties must be safe, free from hazards, and well-maintained.
• Awaab’s Law is being extended to the private sector, requiring urgent action to address serious issues such as damp and mould.
• Landlords should conduct regular inspections and maintenance to comply with health and safety requirements.
• Tenants have the right to expect a safe, habitable property and to report hazards that affect their wellbeing.

9. Preparing for the Renters’ Rights Bill

For Landlords:

• Review all tenancy agreements to ensure they comply with the new legislation.
• Check properties meet the Decent Homes Standard and resolve any maintenance issues.
• Ensure understanding of Section 8 notice procedures, rent increase regulations, and redress requirements.
• Consider joining professional landlord associations for additional guidance and support.

For Tenants:

• Understand your rights regarding notice periods, rent increases, and eviction grounds.
• Be aware of the Landlord Redress Scheme for raising complaints.
• Know your rights regarding pets and safe, well-maintained properties.
• Keep records of communications and documentation regarding tenancy agreements and property issues.