Renters' Rights Bill: A Guide for Landlords

Stay informed about the latest changes in rental legislation - explore how the Renters' Rights Bill impacts you as a landlord.

The Renters Rights Bill has passed through the House of Commons and the Lords’ Second Reading took place on 4th February 2025. This second reading marks the start of the debate in the House of Lords, however few alterations are expected.

Royal assent is expected by Spring with it possibly becoming law by the summer of this year.

The bill is set to bring the largest changes within the industry for 30 years, and as an agent we are here to support and advise our landlords on how these changes will impact the private rented sector.

Until the bill receives Royal assent, specifics could change but the following information is what we believe to be part of the bill as it stands.

What you need to know:

All tenancies are set to become periodic with Assured Tenancies replacing ASTs.

Monthly rent periods of no more than 28 days.

We will advise tenants to assist with their understanding of the changes.

Tenants will be required to provide two months’ notice to end tenancy.

Notice can be served at any time but must end in line with tenancy dates.

Shorter terms can be agreed, and notice can be withdrawn if agreed by both tenant and landlord.

Section 8 notices will be served to evict tenants and supporting evidence required for certain grounds.

More difficult to evict anti-social tenants, but this is rarely an issue with our tenants.

Court hearing currently required for Section 8 notices but could change with new bill.

Some grounds require four months’ notice from landlords (e.g. landlord needs property to live in or sell), but cannot be served within first 12 months ‘protected period’ of the tenancy and property cannot be relet within following 12 months.

Penalties for landlords who do not join.

Housing Ombudsman expected to oversee scheme (not yet confirmed).

Agents will check landlord has joined scheme before accepting an instruction.

Only tenants can apply for redress, but mediation service expected for landlords.

Unique landlord identifier to be included within property adverts.

Entries to include details of any enforcement actions and records of gas safety checks and EICR’s expected to be included. Fees not yet confirmed.

Landlords expected to sign up even if using managing agent.

May not come in until later stage – landlords expected to ensure properties are in good condition and should do so before this becomes law.

Acceptable to have preferred applicant if several offers received or property unsuitable for tenants with children (e.g. one bedroom flat) but agent/landlord must be able to defend any challenge.

Examples of reasonable reasons to refuse include; head lease forbids pets, property generally unsuitable for pets, other tenants within house share allergic, or pets with history of poor behaviour or noise.

Tenants must submit pet requests in writing and provide description – agent/landlord to respond within 28 days.

Pet relevant clauses may be added to tenancy (e.g. pet insurance – checks may be required to ensure policy is valid during tenancy or landlords arrange policy so cannot be cancelled).

Tenants could appeal refusal to redress scheme if considered unreasonable – we can provide guidance in this instance.

Unable to accept offers of higher rent than advertised to avoid bidding between tenants.

Our rents are fair and based on market conditions and comparable properties – extensive knowledge and experience of the market ensures that rent is set correctly at outset of marketing.

Still a big talking point but could be against the law to accept more than one month’s rent.

We currently request this if tenant has affordability but poor credit or for overseas students not sponsored by the government. We will keep an eye on this and update.

This will change as we move away from ASTs.

We will advise on agreements once the bill has royal assent and new tenancies are drawn up.

Only annual changes permitted (as per our current terms).

Section 13 notices required (as currently used if not agreed at point of renewal). Statutory notice period increased to two months.

Tenants can challenge rent increases via 1st tier tribunal, which is not a concern as our Valuer or Business Manager ensure all rental increases are fair and reflective of current market conditions before recommending to landlords.

Three months/13 weeks arrears required before Section 8 notice can be served.

Four week notice period.

Landlords required to deal with serious hazards within specified timescales.

Expected to be part of the new bill but not immediately.

Tenants can complain to redress scheme.

Further information can be sought at https://bills.parliament.uk/bills/3764

Benefits of the new bill:

We are grateful that so many of our landlords provide safe, secure homes for great tenants and we will continue working with landlords to make the lettings process as straightforward as possible.

Landlords exiting the sector over the last few years has created a shortage of quality homes for our tenants.

Increased rent levels likely to continue with introduction of new bill, potentially boosting landlord’s investment return.

Our Business Manager, Vikki Higginbottom, will oversee how the changes impact our business processes and be on hand to discuss the changes or any concerns as we remain committed to supporting our landlords.

If you have any queries, please contact Vikki directly by emailing vikki@livingspaces.co.uk or call 0191 222 1000.