The Renters’ Rights Bill, often referred to as the Renters’ Reform Bill, is moving through Parliament and is expected to receive Royal Assent in 2026. The legislation will significantly reshape the private rented sector in England and introduce major changes for landlords, tenants, and letting agents.

• Abolition of Section 21 and periodic tenancies: Fixed-term assured shorthold tenancies will be removed, with all future tenancies becoming periodic. Section 21 “no-fault” evictions will end, meaning landlords must rely on legitimate legal grounds such as rent arrears, selling the property, or moving back in.
• Fair rent rules: Rent increases will be limited to once per year, and tenants will have the right to challenge excessive increases through a tribunal process.
• Private Rented Sector Ombudsman and digital database: A new PRS Ombudsman will handle tenant complaints through a binding resolution process, while landlords will also be required to register properties on a new national database.
• Decent Homes Standard and Awaab’s Law: The Decent Homes Standard will extend into the private rental sector, requiring landlords to address hazards such as damp and mould within defined timeframes.
• Right to keep pets and anti-discrimination rules: Landlords must reasonably consider pet requests and will no longer be allowed to impose blanket bans on tenants with children or those receiving benefits.
• Ban on rent bidding: Landlords and agents will be prohibited from asking for or accepting offers above the advertised rental price.

The Bill’s progress and practical implications

As of September 2025, the Bill has completed scrutiny in the House of Lords and returned to the Commons for final consideration. Although implementation will be phased, landlords should begin preparing now for the upcoming regulatory changes.

Letting agents will no longer simply act as intermediaries. The legislation places direct responsibility on agents for compliance failures, including missing documentation, licensing breaches, and safety standard violations. A mandatory landlord register will also require agents to verify that landlords and properties are properly registered.

Many smaller landlords may struggle to keep up with the increasing complexity of legislation, making experienced professional guidance more important than ever.

How letting agents can support landlords

• Monitoring legislative changes and ensuring all documentation, licences, and safety requirements remain compliant.
• Advising landlords on transitioning fixed-term agreements to periodic tenancies and serving the correct Section 8 notices where necessary.
• Managing rent reviews, Section 13 notices, and tenant appeals correctly and efficiently.
• Registering properties on the PRS database and liaising with the new Ombudsman scheme.
• Updating marketing processes and tenancy agreements to comply with rental bidding restrictions and new pet ownership rules.

With penalties for non-compliance continuing to rise, working with a qualified and proactive letting agent is one of the safest ways to navigate the changing rental landscape under the Renters’ Rights Bill.