Renters Rights Bill Summary

⚖️ Important Changes for Landlords – Renters’ Rights Bill 2025

The rental market is set for significant changes in 2025, and these are expected to take effect by summer. The new legislation is designed to create a safer, fairer, and more transparent system, strengthening tenant protections and improving accountability for landlords.

We’ve summarised the key areas landlords need to know about and how they will affect the way HMOs and other rental properties are managed.

📌 Key Areas of the Bill

The Renters’ Rights Bill 2025 covers:

  • Tenant protections and anti-discrimination measures

  • Changes to tenancy agreements and the introduction of Assured Periodic Tenancies

  • Deposit protection requirements

  • Notice periods and the abolition of Section 21 “no-fault evictions”

  • Rent increase regulations and Section 13 notices

  • Landlord registration with the PRS database and Property Ombudsman

  • Standards for safe and habitable homes (Decent Homes, Awaab’s Law)

  • Tenant rights regarding pets, references, and affordability checks

  • Expanded rent repayment orders and enforcement measures

🏠 Tenancy & Notice Changes

  • No more Section 21: No-fault evictions will be abolished.

  • Section 8 updates: Both mandatory and discretionary grounds will expand.

  • New tenancy type: The Assured Periodic Tenancy replaces the AST; fixed terms cannot exceed 1 month.

  • Rent in advance: Landlords can only request 1 month upfront. Any pre-collected rent remains valid but future payments revert to new rules.

  • Tenant notice: Tenants may give notice at any time, aligned with rent due dates (minimum 2 months).

  • Tenant pets: Tenants have the legal right to request a pet. Landlords must respond within 28 days, either approving or giving reasons for refusal.

💷 Rent & Affordability

  • Rent increases: Rent review clauses are now void; landlords must use Section 13 notices.

  • Notice period: Two months’ notice for increases; increases may occur once per year in line with market rates.

  • Tenant challenges: Tenants can dispute increases via the property tribunal before the increase takes effect.

  • Fair rent: Landlords cannot accept more than the advertised rent or create bidding wars.

🛡️ Tenant Protections & References

  • Landlords cannot discriminate against tenants on benefits, family status, or student status.

  • Tenants’ affordability must be checked: income should be at least 3× rent, with no more than 30% spent on housing.

  • Right to Rent checks and thorough tenant referencing are mandatory for all landlords, whether self-managing or using agents.

  • Guarantors must be aware of their responsibility for the entire tenancy duration, with liability ending upon the tenant’s death.

🏢 Landlord Registration & Compliance

  • All landlords must join the Property Ombudsman scheme.

  • Registration with the PRS database is mandatory for all landlords and legal entities.

  • Landlords cannot serve possession notices unless fully registered.

  • Agents must verify landlord membership before marketing a property — failure may result in fines.

🧾 Deposit Protection

  • Deposits must be protected within 30 days using a government-approved scheme.

  • Courts may allow possession even if the deposit wasn’t initially protected, but landlords may be fined.

  • Tenants must receive prescribed information and the deposit certificate in line with the new rules.

🏠 Property Standards

  • Decent Homes Standards: Properties must be safe, free of hazards, adequately heated, and well-maintained.

  • Awaab’s Law: Damp and mould must be investigated within 14 days, with repairs carried out promptly.

  • Ombudsman enforcement: Tenants can report issues through the PRS Ombudsman; fines apply for non-compliance (up to £40,000 for repeated offences).

⚡ Rent Repayment & Enforcement

  • Rent repayment orders have been expanded to cover landlords and agents, including rent-to-rent operators.

  • Tenants may claim up to 2 years’ rent via the first-tier tribunal for breaches, including:

    • Offering written terms incorrectly

    • Providing fixed terms >1 month

    • Violating PRS database rules

    • Letting property during restricted periods

📌 Summary

The Renters’ Rights Bill 2025 represents a major shift in landlord and tenant law:

  • Protects tenants, pets, and affordability rights

  • Introduces new tenancy structures and abolishes Section 21

  • Strengthens enforcement via PRS registration, the Ombudsman, and tribunals

  • Ensures properties meet Decent Homes standards and respond promptly to hazards

Landlords must act proactively to ensure compliance. This includes updating tenancy agreements, ensuring deposits are protected, registering with the PRS, and understanding new rent and notice rules.

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Please keep a check on updates regarding the bill