For decades, the relationship between landlords and tenants in England has been governed by rules that many campaigners argued tipped too far in one direction. The Renters’ Rights Bill is set to change that balance significantly, reshaping how tenancies begin, how they’re managed, and how they end. If you’re a tenant wondering what protections you’ll gain, or a landlord trying to understand your new obligations, this guide walks through the key changes without getting lost in the finer details already covered elsewhere on legal specifics like Section 21 notices or deposit protection.
What Is the Renters’ Rights Bill?
The Renters’ Rights Bill is a piece of legislation designed to overhaul the private rented sector in England. It builds on years of debate about tenant security, unfair rent hikes, and substandard housing conditions. Rather than tweaking existing rules around the edges, the Bill introduces a fundamentally different structure for how tenancies work, moving away from fixed-term arrangements and toward a system built on ongoing, flexible agreements.
At its core, the Bill aims to give tenants more stability and predictability while still allowing landlords legitimate routes to manage their properties. Whether that balance has been struck fairly is something landlords and tenant groups continue to debate, but the direction of travel is clear.
The Shift to Periodic Tenancies
One of the most significant elements of periodic tenancy reform is the abolition of fixed-term assured shorthold tenancies. Under the new system, all tenancies will operate on a rolling, periodic basis from the outset, rather than tenants signing up for a fixed six or twelve-month term.
In practice, this means tenants won’t be locked into a contract for a set period, and they’ll be able to leave with appropriate notice whenever their circumstances change, rather than waiting for a fixed term to expire. Landlords, meanwhile, will need to rely on specific, legally defined grounds to regain possession of their property rather than simply letting a fixed term lapse.
This shift represents a genuine change in mindset for the sector. Tenancies stop being treated as time-limited contracts and start functioning more like ongoing relationships that continue until either party has a valid reason to end them.
What This Means for Notice Periods
With periodic tenancies becoming the default, notice periods take on greater importance. Tenants generally need to give a set amount of notice before moving out, while landlords must cite one of the legally recognised grounds for possession and follow the correct notice procedure. This is a separate and more detailed topic in its own right, but it’s worth understanding that the periodic structure is what makes these notice rules so central to the new system.
New Rent Increase Rules
Alongside the tenancy structure, the Bill also tightens the rent increase rules that landlords must follow. Under the reformed system, landlords will only be able to raise rent once per year, and they’ll be required to use a standardised notice process to do so.
Crucially, tenants will have a clearer route to challenge rent increases they believe are excessive or not in line with the market rate. Increases can be referred to a tribunal, which will assess whether the proposed rent reflects a fair market value rather than acting as a backdoor way of pressuring a tenant to leave.
This is a meaningful change from the current system, where rent increase mechanisms have sometimes been used, intentionally or not, as an alternative to formal eviction routes. By formalising the process and giving tenants a genuine avenue to push back, the Bill aims to close that gap.
A National Landlord Register
Perhaps one of the more administratively significant changes is the introduction of a landlord register UK-wide. All private landlords will be required to register their properties on a new database before they can legally let them out.
The register is intended to serve several purposes at once. It gives local authorities a clearer picture of who owns and manages rental property in their area, making it easier to identify and act against landlords who fall short of legal standards. It also gives tenants a way to check that their landlord is properly registered, adding a layer of transparency that has been largely absent from the sector until now.
For landlords, registration will likely become a routine compliance task, similar to renewing an EPC certificate or a gas safety check, rather than a major burden. But failing to register is expected to carry real consequences, including restrictions on a landlord’s ability to enforce a tenancy or recover possession through the courts.
Other Notable Changes
The Bill doesn’t stop at tenancy structure and rent rules. It also touches on a handful of other areas that will affect day-to-day life for both tenants and landlords:
Right to request a pet: Tenants will gain a stronger right to request permission to keep a pet, and landlords will need a reasonable justification to refuse, rather than a blanket no-pets policy.
Discrimination protections: The Bill aims to end blanket bans on renting to tenants who receive benefits or have children, practices that have historically excluded certain groups from large parts of the rental market.
Decent homes standards: Rental properties will be required to meet a clearer, enforceable standard of habitability, extending protections around damp, mould, and hazardous conditions across the private rented sector.
Taken together, these changes suggest a rental market that’s expected to operate with far more oversight than it has in the past, with tenants having clearer rights and landlords facing more defined obligations.
What Landlords and Tenants Should Do Now
Even before every provision of the Bill takes full effect, it’s worth getting ahead of the changes. Landlords should review their existing tenancy agreements, make sure their properties meet the standards likely to be enforced, and start thinking about how periodic tenancies will affect their approach to managing void periods and notice procedures.
Tenants, for their part, should familiarise themselves with the new rent increase rules and understand what grounds a landlord would need to end a tenancy, so they know where they stand if a dispute arises. Staying informed now will make the transition much smoother once the reforms are fully in force.
Frequently Asked Questions
When does the Renters’ Rights Bill come into force?
The Bill is being implemented in stages as it passes through Parliament and receives royal assent, with different provisions taking effect at different times. It’s worth checking the latest government guidance for exact dates, as the timeline has shifted during the legislative process.
Does the Renters’ Rights Bill abolish Section 21 evictions?
Yes, the Bill removes Section 21 “no-fault” evictions entirely, replacing them with a system where landlords must rely on specific, legally defined grounds to regain possession of their property.
Will landlords still be able to increase rent under the new rules?
Yes, but with more restrictions. Landlords will be limited to one rent increase per year, using a standardised notice process, and tenants will have the right to challenge increases they consider unreasonable.
Do all landlords need to join the new landlord register?
Yes. Under the Bill, private landlords across England will be required to register their properties on a national database before they can legally let them, with penalties for non-compliance.
Final Thoughts
The Renters’ Rights Bill represents one of the most substantial shifts in UK tenancy law in a generation. Moving away from fixed-term contracts toward periodic tenancies, tightening rent increase rules, and introducing a national landlord register all point toward a rental sector with greater transparency and stronger tenant protections. Whether you’re renting a home or letting one out, understanding these changes now will make navigating the new landscape far less daunting once they’re fully in effect.
