The Renters’ Rights Bill represents the most significant shake-up of the Private Rented Sector (PRS) since the Housing Act 1988. Introduced to Parliament on 11 September 2024, the Bill is designed to create a fairer, more transparent rental market for both landlords and tenants.

However, it’s letting agents who are likely to feel the greatest impact, and with the Bill expected to come into effect in the coming months, preparation is key. While there will be new challenges to navigate, there are also important opportunities for agents who act early and adapt.

In this blog, we’ll break down the key changes, what they mean for your business, and how you can prepare your agency for success.

What Is the Renters’ Rights Bill?

The Renters’ Rights Bill aims to deliver long-overdue reforms across the PRS, giving tenants more security, transparency, and quality assurance. The Government’s view is that, while most landlords offer good-quality homes, the sector still contains too many properties that are unaffordable, poor quality, or insecure.

The Bill’s goal is to rebalance the relationship between tenants and landlords, ensuring fairness, accountability, and improved standards.

Key Reforms Under the Renters’ Rights Bill

Below are the most important changes the Bill introduces:

• Abolition of Fixed-Term ASTs
  All new tenancies will become periodic, giving tenants the freedom to leave poor-quality homes and providing landlords with flexibility to regain possession under specific grounds.
• Limitations on Rent Increases
  Rent reviews will be restricted to once per year and must be issued via Section 13 notices. This aims to prevent unjustified or excessive rent hikes.
• End of Section 21 (“No-Fault”) Evictions
  Landlords will no longer be able to evict tenants without valid grounds. Instead, they must rely on Section 8 provisions, which are being expanded to include new and updated grounds for possession.
• Ban on Rental Bidding Wars
  Landlords and agents will be prohibited from accepting offers above the advertised rent, ensuring greater transparency in the rental process.
• Creation of a Private Rented Sector Database
  A centralised database will list landlords, properties, and compliance details, improving accountability and allowing tenants to make informed choices.
• Introduction of a Landlord Ombudsman
  A new independent body will help resolve disputes between tenants and landlords more quickly and fairly.
• Application of the Decent Homes Standard
  Every rental property must meet defined minimum quality standards, bringing the PRS closer in line with social housing benchmarks.
• Protection Against Discrimination
  Landlords will no longer be able to refuse tenants based on benefit status or familial situation (e.g., tenants with children).
• Right to Rent with Pets
  Tenants will have the right to request a pet, and landlords cannot unreasonably refuse permission.

How Will This Impact Letting Agents?

While many of the changes directly affect landlords and tenants, letting agents will be at the centre of ensuring compliance and communication.

Agencies will need to:

• Update tenancy agreements and documentation in line with the new legislation.
• Advise landlords on their evolving responsibilities and rights.
• Manage rent review processes transparently and within the new legal framework.
• Educate both landlords and tenants about the ombudsman service and database registration.
• Ensure marketing and advertising practices align with the new ban on rental bidding.

Although the reforms may initially add administrative pressure, agents who prepare now can position themselves as trusted experts, strengthening client relationships and building long-term credibility.

Renters’ Rights Bill vs. Renters Reform Bill: What’s the Difference?

Understanding the differences between the new Bill and its predecessor is critical for agents and landlords:

• The Renters Reform Bill was a previous proposal introduced under the Conservative government (circa 2023) that did not pass before that Parliament dissolved.
• That Bill linked the abolition of Section 21 to court reform, i.e. it required that the court system be upgraded to handle the anticipated rise in possession cases before evictions could be fully reformed. The new Renters’ Rights Bill removes that condition and instead moves to immediate abolition of Section 21 upon commencement.
• The Rights Bill adds new protections that were not fully present in the Reform Bill, most notably banning rent bidding and applying Awaab’s Law to the private sector.
• Some provisions present in the Reform Bill have been altered or dropped. For example, the Reform Bill’s proposed six-month minimum initial tenancy period does not survive in the Rights Bill. The Rights Bill allows tenants to serve notice earlier.
• The Rights Bill intends a faster, more forceful reform path, without waiting for systemic changes first.

In short: The Renters’ Rights Bill picks up where Reform left off, but goes further and faster, removing barriers and introducing stricter tenant protections from the outset.

Bottom Line

The Renters’ Rights Bill 2025 marks a new chapter for the private rented sector. For letting agents, adapting early will be essential, not only to stay compliant but also to take advantage of new business opportunities that arise as landlords seek guidance and support.

At Finchleys, we’re here to help landlords and agents navigate every change with confidence. Our team stays ahead of legislative updates to ensure your properties, tenants, and operations remain fully compliant and future-ready.

Visit www.finchleys.com to learn more about how we can support you.