Renters Rights Bill 2024: What Landlords & Tenants Must Know
Major Changes Coming: The Renters Rights Bill 2024 will abolish Section 21 "no-fault" evictions, introduce rent controls, require Decent Homes Standard compliance, and give tenants the right to request pets. Landlords must prepare now.
What is the Renters Rights Bill?
The Renters (Reform) Bill, reintroduced in 2024 as the Renters Rights Bill, represents the biggest shake-up of England's rental sector in decades. It aims to give tenants more security, better living conditions, and stronger rights while placing new obligations on landlords.
Check your rental properties to see if they meet the new standards coming into force.
Key Changes Overview
Major Reforms:
- Section 21 abolished: No more "no-fault" evictions
- Periodic tenancies only: All tenancies become rolling after fixed term
- Rent increase limits: Once per year maximum, market rate only
- Decent Homes Standard: All rentals must meet minimum quality standards
- Pet rights: Tenants can request pets (landlords can't unreasonably refuse)
- Ombudsman required: All landlords must join redress scheme
- Database of landlords: Public register of non-compliant landlords
Timeline: When Do Changes Take Effect?
Expected Timeline (Subject to Confirmation)
- Q2 2026: Bill receives Royal Assent (becomes law)
- Q3-Q4 2026: Phased implementation begins
- 2026-2026: All provisions fully in force
- Note: Some measures may have transition periods
1. Abolition of Section 21 (No-Fault Evictions)
What is Section 21?
Currently, landlords can evict tenants without providing a reason after the fixed-term ends, giving 2 months' notice. This is ending.
What's Changing?
- Section 21 abolished completely
- Landlords can only evict using Section 8 (with valid grounds)
- Valid grounds include: Rent arrears, antisocial behavior, property sale, moving in family member
- Higher eviction standards: Landlords must prove grounds in court
Impact on Landlords:
- Cannot remove tenants without valid reason
- Must use Section 8 grounds (more complex process)
- Court proceedings become more important
- Need robust tenancy agreements and documentation
- Higher risk if problem tenants cannot be easily removed
Impact on Tenants:
- Much greater security - can't be evicted without reason
- Can challenge unfair evictions
- Less fear of "revenge evictions"
- Can request repairs without eviction risk
2. End of Fixed-Term Tenancies
Current System
Most tenancies start with a fixed term (usually 6-12 months), then become periodic (rolling monthly).
New System
- All tenancies become periodic from day one
- No more fixed terms after initial period
- Tenants can leave with 2 months' notice at any time
- Exception: Student accommodation can have fixed terms
Landlord Concerns:
- Tenants can leave on 2 months' notice (less commitment)
- Higher turnover possible = more void periods
- Can't lock tenants into longer periods
- Makes financial planning harder
3. Rent Increase Restrictions
Current Rules
During fixed term: no increases unless clause in contract. After: landlord can increase with proper notice.
New Rules
- Maximum once per year (not every 6 months)
- Must be market rate - cannot be excessive
- Tenant can challenge at tribunal if unfair
- Proper notice required (likely 2 months)
- Cannot use to force tenant out
💡 Landlord Strategy
Set rents at market rate from the start. Annual increases of 3-5% are typically acceptable. Large jumps (10%+) will likely be challenged and reduced by tribunal.
4. Decent Homes Standard for Private Rentals
What is It?
A set of minimum standards currently applied to social housing, now extended to private rentals.
Requirements Include:
- Free from Category 1 hazards: Serious risks like damp, cold, unsafe electrics
- Reasonable state of repair
- Reasonably modern facilities: Kitchen less than 20 years old, bathroom less than 30 years old
- Efficient heating: Adequate heating and hot water
- Adequate insulation: Reasonable thermal comfort
Action Required:
- Assess all properties against standards
- Budget for kitchen/bathroom upgrades (if over age limit)
- Fix damp, mold, heating issues immediately
- Get electrical safety certificates (EICR)
- Ensure EPC rating C or above (already required from 2026)
- Keep detailed maintenance records
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5. Pets in Rental Properties
Current Rules
Landlords can refuse pets for any reason. Most tenancy agreements have blanket "no pets" clauses.
New Rules
- Tenants have right to request pets
- Landlords cannot unreasonably refuse
- Landlord can: Require pet insurance, higher deposit (capped), references
- Landlord can refuse if: Property unsuitable (high-rise flat), pet dangerous, lease prohibits it
- Default position: pets allowed unless good reason
Landlord Preparation:
- Review tenancy agreements - remove blanket bans
- Develop pet policy with clear criteria
- Consider pet damage insurance
- Require tenant pet insurance as condition
- Document property condition with photos before pet arrives
6. Landlord Redress Scheme (Ombudsman)
New Requirement
- All landlords must join approved redress scheme
- Gives tenants way to complain without going to court
- Ombudsman can order compensation (up to £25,000)
- Free or low-cost for tenants
- Penalties for non-compliance: Fines up to £5,000
What It Covers
- Repairs not being done
- Deposit disputes
- Harassment or illegal eviction attempts
- Failure to meet legal obligations
- Poor communication or service
7. Database of Landlords
Private Rented Sector Database
- Mandatory registration for all private landlords
- Public database of landlords and properties
- Records non-compliance: Failed inspections, fines, banning orders
- Tenants can check landlord history before renting
- Helps councils enforce standards
8. Stronger Enforcement Powers
What's Changing?
- Councils get more powers to inspect and fine
- Higher fines: Up to £30,000 for serious breaches
- Banning orders: Rogue landlords banned from renting
- Rent repayment orders: Tenants can reclaim up to 12 months rent for serious breaches
- Criminal offenses: Illegal eviction, harassment, renting non-compliant property
How Landlords Should Prepare
Action Checklist for Landlords:
- Review all properties: Assess against Decent Homes Standard
- Get compliant certificates: EPC (C+), Gas Safety, EICR
- Budget for upgrades: Kitchens, bathrooms, heating, insulation
- Update tenancy agreements: Remove Section 21 clauses, update pet policy
- Join redress scheme: Research approved ombudsman services
- Register properties: When database launches
- Improve tenant vetting: More important without Section 21
- Get landlord insurance: Legal expenses cover, rent guarantee
- Keep detailed records: All repairs, communications, inspections
- Consider portfolio review: Sell non-compliant properties?
What Tenants Gain
Tenant Benefits:
- Greater security: Can't be evicted without reason
- Better conditions: Properties must meet standards
- Pet ownership: Right to request pets
- Rent protection: Limited to annual increases at market rate
- Complaint mechanism: Free ombudsman service
- Transparency: Can check landlord's compliance history
- Stronger enforcement: Councils have powers to act
Potential Concerns & Criticisms
Landlord Concerns:
- Cannot remove problem tenants easily without Section 21
- Higher compliance costs: Certificates, upgrades, registration
- Less tenant commitment: Can leave on 2 months notice
- Pet damage risk
- Rental income uncertainty: Limited rent increases
- Many may exit market: Reducing rental supply
Tenant Concerns:
- Rental supply may shrink as landlords exit
- Rents may increase to offset landlord costs
- More competition for fewer properties
- Stricter tenant vetting (longer references, higher deposits)
Impact on the Rental Market
Predicted Effects:
- Landlord exodus: 10-20% may sell up (various surveys)
- Supply reduction: Fewer rental properties available
- Rent increases: Compliance costs passed to tenants (3-8% predicted)
- Market polarization: Professional landlords stay, amateurs leave
- Quality improvement: Better maintained properties overall
- Regional variation: London/SE hit hardest, North less affected
Should Landlords Stay or Exit?
Reasons to Stay:
- Rental demand remains strong (people still need homes)
- Professional landlords will face less amateur competition
- Rents likely to rise = higher yields
- Property values holding up
- Long-term investment still viable
- Changes manageable for compliant landlords
Reasons to Exit:
- High compliance costs (£5,000-£15,000 per property)
- Cannot easily remove problem tenants
- Increased admin and regulation
- Properties don't meet standards (expensive to upgrade)
- Small portfolios less viable
- Other investments more attractive
Check Your Properties Now
Search your rental properties to check if they meet current and future standards:
- Current EPC rating (must be C+ from April 2026)
- Potential for improvement
- Estimated upgrade costs
- Property age and condition
- Market comparison with similar properties
⚠️ Action Timeline
- Now - Q2 2026: Assess properties, get certificates, budget for upgrades
- Q2 2026: Bill becomes law
- Q3-Q4 2026: Phased implementation, join redress scheme, register properties
- 2026 onwards: Full enforcement, all properties must comply
Resources for Landlords
- National Residential Landlords Association (NRLA): Guidance and support
- Shelter: Tenant rights information
- GOV.UK: Official guidance when published
- Local authority: Licensing and enforcement information
- Home Checkup: Check all your properties' compliance status
✅ Get Ahead of the Changes
Ensure your rental properties comply with all current and upcoming regulations. Book essential certificates now.
The Renters Rights Bill represents a fundamental shift in the balance of power between landlords and tenants. While it creates challenges for landlords, those who prepare early, maintain properties well, and treat tenants fairly will continue to succeed. The key is to get ahead of the changes rather than waiting until enforcement begins.
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