Information for tenants

New rental laws are coming soon. It is expected that the Bill will become law in late 2025 or early 2026.

There are big changes that landlords and tenants need to know about.

The Council can take enforcement action if landlords do not comply with the new law, including serving fines or criminal prosecution.

The main changes

Landlords and tenants will no longer agree fixed tenancy periods but create a monthly periodic assured tenancy with no end date.

On a date that has not been decided yet, the new tenancy system will apply to all private tenancies with existing and new tenancies converting to the new system from the stated date or after this date when the tenancy begins.

If there is no reason for a landlord to take back a property (known as grounds for possession), tenants can stay in their home until they decide to end the tenancy themselves by giving two months' notice.

What is going to be introduced

Abolishing Section 21 notices (no fault evictions)

Landlords will no longer be able to serve “no-fault” eviction notices to regain possession of their properties.

Landlords can only end tenancies in specific situations set out in law, such as:

• If tenants are in rent arrears
• If tenants cause anti-social behaviour
• If tenants cause damage to a home
• If the landlord needs to sell

The possession grounds for a landlord wanting to sell or have family live at the property cannot be used during the first twelve months of a tenancy. Landlords must give four months' notice to use these grounds. If used, the property cannot then be let again for twelve months.

There is a new possession ground for landlords renting to students in houses of multiple occupation (HMO). This is so they can seek possession in advance of the next academic year.

Rent

Rents can be increased once a year to the market rate, using a Section 13 notice. This is the price that you would get if the property was newly advertised to let. If a tenant believes the rent increase is above the market rate, they can complain about it by applying to the First Tier Tribunal. Tenants must do this before the start date of the proposed new rent.

Landlords, and agents, cannot ask for or accept offers above the advertised rent for a home.

Limiting rent in advance requests - Landlords will be banned from charging or accepting more than one month's rent upfront.

Pets

Landlords cannot unreasonably refuse tenants with pets.

Landlords cannot unreasonably withhold consent when a tenant asks to have a pet.

Landlords can require insurance covering pet damage.

The Government will publish guidance before the new rules come into force.

Refusing to rent

It will be against the law for landlords and agents to refuse to rent to people who:

• get Universal Credit, housing, or disability benefits
• have children

Landlords can still refuse an applicant if they believe the prospective tenant will be unable to afford the rent or would be an unsuitable tenant. This should be judged on a case-by-case basis.

Tenancy Agreement

All tenants should be given a written tenancy agreement.

Other changes

The Government have not yet set a date for the introduction of additional changes.

Private Rented Sector Landlord Ombudsman

This will help resolve disputes between landlords and tenants impartially.

• All landlords must pay to join, including those who use a managing agent. A fee has not been set yet.
• Landlords will be told the deadline by which they will need to sign up.
• Tenants will be able to use the service for free to complain about a landlords' actions or behaviours.
• The Ombudsman will have powers to make landlords give an apology, provide information, put something right, and/or pay compensation.
• Landlords must obey ombudsman decisions.

Private Rented Sector (PRS) Database

Designed to compile information about landlords and properties and provide visibility on compliance.

• All landlords must pay to join, including those who use a managing agent. A fee has not been set yet.
• Landlords will be told the deadline by which they will need to sign up.
• The database will list the name and contact details for a landlord, homes they manage, and details of any past offences as a landlord.
• Guidance will set out landlord and tenant responsibilities.
• Landlords must register on the database before a property can be marketed or let.

Decent Home Standard

All rental properties must meet minimum quality standards.

• Privately rented homes will need to meet the same Decent Home Standard as Councils and Housing Associations. These are minimum standards of quality and repair.
• Any landlord failing to meet the Decent Home Standard will be unable to let the home out and potentially must refund rent to their tenant. This is to ensure renters will have safe, secure and hazard free homes.

The Government is currently consulting on the Decent Homes Standard, with a deadline of 10 September 2025, and a proposed introduction in either 2035 or 2037.

Awaab's Law

This sets clear timescales for landlords to investigate and fix serious problems with damp and mould and other hazards so that rented homes are safe. Timescales have not been published yet.

More information

You can read more about the Renters' Rights Bill on GOV.UK
Visit GOV.UK to find out more about the Renters's Rights Bill (opens in a new window)

You can view the bill in its entirety in the House of Lords library:
See the entire bill on the House of Lords Library (opens in a new window)