Renters’ Rights Bill: What Landlords Need to Know

Here at BNS we’ve teamed up with our friends at Bristol letting agents The Letting Game, who’ve broken down the key points of the upcoming Renters’ Rights Bill and what landlords need to be aware of.

Here’s their expert overview of the changes ahead…

Renters’ Rights Bill: What Landlords Need to Know

At The Letting Game, we’re committed to keeping our landlords informed, supported, and ahead of the curve. As the Renters’ Rights Bill (RRB) progresses through Parliament, we want to provide a clear breakdown of what’s coming and what it means for you.

These reforms are significant – but with the right preparation, they don’t need to be stressful.

Note: All details are accurate at the time of writing. The Bill may still be amended before becoming law.

When is it Happening?

The expected implementation date is Autumn 2025. From Day 1, all existing and new tenancies will be subject to the new rules, so it’s important to plan now.

Tenancy Agreements: A Shift to Periodic

All tenancies will become periodic from the start – there will be no fixed terms transitioning into rolling contracts.
You won’t need to re-issue existing tenancy agreements, but you will need to serve a formal notice to tenants within one month of the Bill going live, explaining the change.
Student HMO landlords will still be able to gain possession of the property for the next academic year by using Ground 4a:
- You must state your intention to use Ground 4a to regain possession for the next academic year. (For example, by stating this in your Tenancy Agreement.)
- Tenancy Agreements must not be signed more than 6 months in advance of the start date to rely on Ground 4a.
- For the 2025–26 academic year, a notice served within one month of the Bill implementation will enable use of Ground 4a.

Ground 4a: “An HMO is let to full-time students and is required for a new group of students in line with the academic year. Cannot be used if the tenancy was agreed more than 6 months in advance of the tenancy starting (i.e. the tenant moving in)”.

Important: Tenancy agreements must be signed before rent is requested. This means an agreement is legally binding whether the rent has been paid or not. We’re currently working with our pre-tenancy platform to manage any potential risks in this area.

Rent Increases & Fair Market Rates

Landlords may still increase rent, but only to reflect fair market value – no arbitrary spikes.
If challenged, tribunals can approve or reduce rent but not raise it further than proposed.

No More Rent in Advance

Once the Renters’ Rights Bill is in effect, landlords can no longer request rent upfront.
Tenants may still choose to pay rent in advance, but it must be entirely voluntary.
Guarantors will play an increasingly important role. The Letting Game have partnered with RentGuarantor to support this.

Good to know: Any rent in advance collected before the Bill comes into effect can be kept.

Ending a Tenancy: Goodbye Section 21

Section 21 “no fault” evictions will be abolished.
Tenancies will end either by mutual agreement or through a Section 8 notice (Is a legal document that allows landlords to seek possession of a rental property by stating one or more legal ‘grounds’ for eviction)
Tenants must give 2 months’ notice, aligned with their rent payment date—so the minimum tenancy duration will effectively be 3 months.

Peace of mind: At The Letting Game, our Goodlord Rent Protection includes both Section 8 support and legal coverage.

Section 8 Grounds – What to Expect

Ground	Description	Notice Period	Notes
1	Landlord/family moving in	4 months	Can’t serve until month 8. No letting for 12 months. Not for company/trust landlords.
1a	Selling the property	4 months	Same notes as above. Marketing before notice service is fine.
4a	Student HMO turnover	N/A	Must be an HMO with all tenants as students.
8	3+ months’ arrears (Mandatory)	4 weeks	Fast-track mandatory ground.
10	Any arrears (Discretionary)	4 weeks	Tribunal decides based on context.
11	Persistent arrears (Discretionary)	4 weeks	Repeated late payments.

What Happens to Notices Already Served?

Section 21: If served before Renters’ Rights Bill launch, you’ll have 6 months from the expiry date of the notice or 3 months from the Bill launch to apply to court, whichever is sooner.
Section 8: You’ll have 12 months from the expiry of the notice or 3 months from the Bill launch to apply to court, whichever comes first.

Other Key Reforms: Pets, Standards & Registration

All landlords must join a new Ombudsman scheme, even if using an agent. Expect a registration fee.
A new Private Rented Sector database will help tenants view compliant landlords and assist councils in enforcement.
Tenants will have the right to request a pet. Landlords can only decline for a valid reason (e.g., lease restrictions).
Pet insurance may be requested as a condition of pet approval.
The Decent Homes Standard will now apply to PRS properties, alongside Awaab’s Law, which sets strict timelines for resolving health-related hazards.