The Renters Reform Bill: A Detailed Guide for Property Owners and Buyers.

September 1, 2025 / Denise Fowler /

EDITORS NOTE:

This guide is longer than usual. The Renters Reform Bill is a major overhaul of England’s private rented sector and parts could begin from October, depending on the Parliamentary timetable and commencement regulations. Some provisions may start later than others, as commencement is likely to be phased and linked to improvements in the court process. Where details depend on secondary legislation or formal guidance, I’ve flagged this and will update as soon as the official regulations are published.

The Big Picture.

At its core, the Bill aims to make renting fairer and more predictable. It removes the “no‑fault” end to a tenancy under Section 21 and replaces it with clearer reasons (Section 8 grounds) that a landlord can rely on when they genuinely need the property back; for example, to sell, to move in themselves or to deal with serious issues like persistent arrears or anti‑social behaviour. Alongside that shift, the Bill moves all new tenancies onto a rolling (periodic) footing, tightens and clarifies how rent increases work, introduces a national property portal and a mandatory ombudsman, extends the Decent Homes Standard to private rentals, and gives tenants a clearer route to request pets. It’s a comprehensive reset of how the sector runs day to day.

Section 21, and what replaces it.

If you currently rely on Section 21 to regain possession at the end of a fixed term, that option is going away; abolition is tied to court process improvements and is likely to be phased as those changes bed in. Going forward, landlords will use Section 8 and select the right ground for their situation, selling the property, housing themselves or a close family member, tackling serious rent arrears, or addressing anti‑social behaviour. Each ground comes with its own notice requirements and evidence thresholds, and disputed cases will go through the courts. The practical takeaway is preparation: keep good records (rent ledgers, communication logs, sales or move‑in evidence) so any claim you bring is clear and well‑documented.

Goodbye fixed terms, hello rolling tenancies.

Perhaps the biggest practical shift is that all new tenancies become periodic from day one. There will be no fixed end date; the agreement rolls on rent period by rent period. Tenants generally give two months’ notice to leave and, as currently proposed, cannot end the tenancy within the first six months unless the landlord agrees. Notice should line up with the rent period to avoid part‑month disputes. For landlords, the planning point is simple: if you want to sell or move a family member in, you’ll need to use the relevant Section 8 ground and its notice period (four months for sale or family occupation under the proposals). Existing fixed‑term ASTs will be handled by transitional rules at commencement, so ask your solicitor to review current agreements once those are published.

Possession grounds in practice.

Because everything pivots to Section 8, the detail matters. New grounds formalise common real‑world scenarios: regaining possession to sell, or for a landlord or close family member to live in the property. Most non‑fault situations are expected to carry longer notice – four months for sale or family occupation – while serious rent arrears or anti‑social behaviour can justify shorter timelines. Some grounds remain “mandatory” (the court must grant possession if proven); others are “discretionary” (the court weighs the circumstances). Final notice lengths, prescribed forms and evidence standards will be set in secondary legislation, so be ready to adopt the official wording and keep tidy evidence files.

Final notice lengths, prescribed forms and evidence standards will be set in secondary legislation, so be ready to use the official wording and keep tidy evidence files.

Rent increases without surprises.

Rent reviews are becoming more structured. Landlords can increase rent once every 12 months and must give two months’ written notice using the prescribed route (form and process set in regulations). Tenants can challenge an increase at the First‑tier Tribunal if they believe it’s above market. Crucially, if a tenant does challenge, the rent stays at the current level until the tribunal decides. There is no backdating and no arrears accrue for the disputed period. If the increase is upheld, the new rent starts from the tribunal’s decision date, and the tribunal cannot set a rent higher than the figure proposed by the landlord. For landlords, the practical takeaway is to evidence your proposal against local comparables and diarise reviews well in advance; for tenants, it brings predictability and a safe route to contest an increase.

A national property portal and an ombudsman.

I feel like this is a good thing. There are some fantastic landlords out there and this will help to get rid of the bad ones that give us all a bad name – obviously, if used right!

To raise standards and make enforcement simpler, every landlord will register on a new digital property portal. Expect to upload and keep current your key compliance documents—gas and electrical safety, deposit information, and so on. In parallel, all landlords will join a government‑approved ombudsman. If a complaint can’t be resolved directly, the ombudsman can order remedies—from putting things right to paying compensation. Fees, forms and penalties for non‑registration or non‑membership will be set in regulations, but the direction of travel is clear: document your compliance, create a simple complaints process, and respond on time.

Raising the quality bar: Decent Homes Standard.

The Decent Homes Standard—long used in social housing—is being extended to the private rented sector. The principle is straightforward: homes should be free from serious hazards, in reasonable repair, offer modern facilities, and provide decent thermal comfort. The exact criteria and timelines for private rentals will be confirmed after consultation and set in secondary legislation. If you’re a landlord, this is a good moment to get ahead: prioritise any known hazards, plan improvements that tackle damp and heat loss, and keep a record of maintenance and upgrades.

Pets, students, and other day‑to‑day questions.

Tenants will have a clearer right to request a pet, and landlords shouldn’t unreasonably refuse. Where a refusal is reasonable, which can include headlease restrictions, clear property unsuitability, or insurance exclusions, reasons must be given in writing within the statutory timeframe. It’s also acceptable to require reasonable pet insurance or damage provisions.

Student lets are expected to shift to periodic tenancies like the rest of the sector, though the final position may treat purpose‑built student accommodation differently from standard shared houses. Purpose‑built student accommodation may be treated differently to standard shared houses; commencement guidance will confirm the approach. If you operate in the student market, keep an eye on the commencement guidance for any sector‑specific rules.

Enforcement, penalties, and staying safe.

Local authorities will have stronger tools to deal with serious or repeated breaches, including civil penalties, rent repayment orders and banning orders. Non‑registration on the portal or failure to join the ombudsman will be enforceable. The safest approach is to treat compliance as a routine: keep certificates current, serve notices using the prescribed forms, retain evidence, calendar renewals, and train anyone who communicates with tenants on the new expectations.

What to do now.

Start with an audit of your procedures and documents: safety certificates, EPCs, deposit protection, repair backlogs and tenancy data. Refresh your templates for periodic tenancies, notices and rent reviews. Draft a short pet policy and a simple complaints process aligned with the ombudsman’s expectations. Brief your solicitor on your preferred possession strategies under the new Section 8 grounds. Finally, keep an eye on official updates for commencement dates, transitional rules for existing tenancies, and the launch details for the portal and ombudsman.

References and further reading

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