What is the Renters’ Reform Bill in the UK?

The Renter’s Reform Bill has got to be the biggest shake-up of the private rental sector in decades. Headlines are swirling everywhere, and many landlords and tenants are asking the same question: “How does this affect me”?

Both landlords and tenants deserve full information.

In this blog, we are going to break down the Renters’ Reform in simple terms. We will go through:

When it becomes law,
How will it affect existing tenancies?
What rights renters will gain,
And what landlords must do to stay compliant.

Whether you are navigating life as a tenant or renting out a single buy-to-let in 2025, this is for you.

What is the Renters’ Reform Bill in the UK?

The Renters’ Reform Bill is the UK government’s latest and most ambitious attempt to overhaul the private rental sector. If you’re involved as a landlord or tenant, these changes will directly affect you.

According to the UK Government’s official White Paper on the Private Rental Sector, the Bill aims to make renting “fairer, more secure, and higher quality” across England. It helps them stay in their homes longer, settle in their communities, and lowers the chance of homelessness. Its core goals are:

To improve tenant security by abolishing Section 21 no-fault evictions.
To raise housing standards across the board, tackle hazards such as damp and mould.
To enhance the enforcement powers of local authorities in holding landlords accountable.

Part of the government’s long-standing promise is to create a “fairer” rental market for everyone.

Example:

Old Rules: Quick Evictions Made Easy

Dealing with a tenant who consistently pays late, neglects the property, or causes serious issues can be extremely stressful. However, under the old rules, landlords could simply serve a Section 21 notice, and two months later, the tenant was gone, no questions asked.

New Rules: Valid Grounds Needed for Eviction

Now, landlords must provide valid grounds for possession, such as rent arrears or antisocial behaviour. This represents a significant power shift in favour of tenants.

This marks a massive power shift. For decades, private rented sector landlords had near-complete control, but now the balance shifts towards private renters

Some landlords are doubling down and focusing on quality tenants, efficient systems and bulletproof paperwork. Some landlords are choosing to exit the market, citing that the risks now outweigh the returns.

Has the government passed the Renters’ Reform Bill?

As of August 2025, the Bill has gone through many stages in Parliament. However, the Bill has not yet received Royal Assent and is not currently law. In simple terms, it is not a law yet.

But don’t get too comfortable.

Once the Bill becomes law and Section 21 evictions disappear, landlords must provide good reasons to evict tenants. Landlords must supply evidence to support any legal claims they make. The legal process will take more time. This will basically change the landlord-tenant relationship and the eviction landscape.

When Will the Renters’ Reform Bill Become Law?

The government plans a phased rollout starting late 2025, though this depends on Parliament’s approval and any final changes. Just like any new law, once implemented, it will roll out over time.

Politics. Delays, edits, compromises, expect them.

What Does the Renters’ Reform Bill Cover?

Key reforms include:

Abolishing Section 21 “no-fault” evictions, replacing them with legally valid grounds for possession.
Creating a single system of periodic tenancies, ending fixed-term agreements (see our Tenancy Types Explained Guide for a full comparison).
Introducing the Decent Homes Standard for rentals, already in place for social housing – now applied to private lets too
Establishing a Private Rented Sector Landlord Ombudsman to handle tenant disputes without court involvement.
Launching a private rented sector landlord Property Portal to register all rentals, improving transparency and enforcement.
Ending fixed-term tenancies and replacing them with a single system of periodic tenancies.

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

Although often confused, these legal terms have distinct meanings.

The Renters’ Reform Bill is government legislation

This is designed to change the structure of private renting in England. An official government legislation exists. The parliament implements the changing tenancy start and end, and tightens the landlord’s responsibilities.

The Renters’ Rights Bill

This was a Private Members’ Bill, backed often by housing campaigners and certain MPs without the government’s push. Earlier proposals included measures such as a rent cap, but they have made little progress.

It proposed broader tenant protections, like rent controls, but has less political weight and hasn’t progressed as far.

Will the Renters’ Reform Bill Apply to Existing Tenancies?

Yes. When the Bill becomes law, it will take effect immediately for new tenancies. After a transition period of 6 to 12 months, it will also apply to existing tenancies.

The reforms will cover all privately rented homes on the private rented sector database. This will help stop illegal landlords.

What Rights Do I Have as a Tenant?

Tenants currently enjoy several critical legal protections, even before the Renters’ Reform Bill becomes law. For example:

The right to request repairs: landlords are expected to address reported issues promptly.
A safe home: free from mould, faulty wiring, or collapsing ceilings.
Proper notice before eviction: Landlords cannot evict tenants instantly without due notice.
The right to dispute rent increases: rent cannot be raised without valid reasons.

What Landlords Need to Know About the New Property Portal

The new Property Portal is the government’s latest attempt to clean up the private rented sector. Sounds good in theory.

The aim is to create a digital paper trail that leaves no room for error. Failing to register for it will result in your violating the law.

If you are in London, you have likely dealt with Selective Licensing or Additional Licensing already.

What Are The New Rules On Evicting Tenants?

Once Section 21 is gone, landlords will only be able to evict using “reasonable grounds”, such as:

Serious rent arrears and not just one late payment.
Breaking the agreement, like trashing the place or subletting illegally.
Selling up or moving in, landlords can still reclaim the property, but not overnight and not without notice.

It is about achieving a fair balance between landlords’ and tenants’ rights.

Landlords must provide clear evidence and keep a record. They usually go through the courts, which may include a tier tribunal. The easy no-fault eviction option has disappeared, which ends constant anxiety for tenants. The law aims to balance landlord and tenant rights fairly, with fair reason, proper notice, and due legal process.

Landlords must regain possession only for valid reasons backed by evidence. This makes the process more transparent and fairer.

Can You Evict a Tenant to Sell the Property?

Yes, under the proposed reforms, this remains a valid reason.

However;

You’ll need to give proper notice, which is usually at least 2 months.
Evictions will now need to follow a new grounds-based legal process.
Landlords will need to provide clear proof of intent to sell the property.

You may sell, but you must follow proper legal procedures. Accurate documentation and timing are critical to avoid delays in regaining possession.

Do Tenants Get More Rights After 3 Years?

Not quite.

Under current rules, there’s no way renters suddenly get extra rights at the 3-year mark.

Renting for a longer time can help tenants get better terms. However, this depends on personal agreements, not the law.

The Renters’ Reform Bill scraps fixed-term contracts altogether. Which means every tenancy will be periodic from day one with no more than 6 or 12-month tie downs. The landlord allows the tenants to give 2 months’ notice.

How Will the Renters’ Reform Bill Affect Landlords?

Landlords, brace yourselves, significant changes are coming. First, say goodbye to “no fault” evictions. Going forward, landlords must have legitimate legal grounds to evict tenants.

Additionally, every rental property must be registered on a new national Property Portal. This step aims to improve transparency and enforcement.

Moreover, properties must now comply with the updated Decent Homes Standard, ensuring safer and healthier living conditions.Finally, tenant complaints will be handled through a new Private Rented Sector Ombudsman, providing a streamlined dispute resolution process outside the courts.

How Will the Renters’ Reform Bill Affect Tenants?

For tenants, this marks a significant shift in rights and protections.

Here’s what to expect:

Protection from unfair evictions. Landlords will no longer be able to evict tenants without a valid reason.
Stronger rights to challenge issues. Whether it’s an unfair rent increase or unresolved repairs, tenants will have stronger options to challenge bad practices.
Under the new rules, tenants will have the right to request a pet in their home.
Landlords must provide valid reasons when rejecting a tenant’s request, especially under the new legal framework.
Routes to escalate complaints to local authorities or even the tier tribunal.
Improved housing conditions enforced by applying Awaab’s Law, targeting issues like damp and mould in privately rented homes.

Final Thoughts: Preparing for Change

Whether you’re a landlord or tenant, it’s crucial to prepare for the significant changes this Bill introduces. Staying informed and proactive will help you navigate the evolving rental landscape.

For Landlords:

Regularly inspect your properties to ensure safety and compliance.
Invest in training or resources to better understand your new responsibilities.
Keep thorough documentation to support any legal proceedings.

For Tenants:

Empower yourself by understanding your rights.
Use local housing resources and support groups for assistance.
Document all communication and repairs to strengthen your position.

By taking these steps, both landlords and tenants can foster a healthier rental market. Keep an eye on further legislative changes to stay ahead and avoid potential risks.

Case Study 1: A Landlord Navigating the End of Section 21 Evictions

Before:

Mark, a landlord, had a tenant who frequently paid rent late and caused noise complaints. Under the old system, Mark served a Section 21 “no fault” eviction notice, giving the tenant two months to leave. This process was straightforward and didn’t require Mark to prove any reason for eviction.

After:

With the Renters’ Reform Bill abolishing Section 21 evictions, Mark must now provide valid legal grounds to regain possession. He documents the tenant’s repeated rent arrears and noise complaints and files a possession claim through the courts. The process takes longer, requiring Mark to gather evidence and attend hearings. Although it’s more work, the process ensures fair treatment for tenants and prevents arbitrary evictions.

Case Study 2: A Tenant Successfully Using the Ombudsman for Repairs

Before:

Sarah lived in a rented flat with persistent damp and mould. Despite repeated requests, her landlord ignored repair demands. No formal method existed for lodging complaints other than contacting the landlord. This often left Sarah in bad living conditions.

After:

Under the new Ombudsman system from the Renters’ Reform Bill, Sarah makes a formal complaint. This happens when the landlord fails to make repairs. The Ombudsman investigates and mandates that the landlord carry out the necessary repairs promptly.

This process gives Sarah a straightforward way to challenge bad landlord behaviour. It also ensures her residence complies with the Decent Homes Standard.

Case Study 3: How a Property Owner Adapts to New Decent Homes Standards

Before:

David owned several buy-to-let properties. Many were older homes with minor issues like outdated wiring and occasional damp spots. These didn’t legally stop him from renting out the properties, though they sometimes led to tenant complaints.

After:

David must upgrade his properties because of the Renters’ Reform Bill. This law enforces the new Decent Homes Standard. He needs to meet stricter safety and health rules.
This includes fixing damp, mould, and electrical hazards. He invests in renovations, hires professional inspectors, and ensures all certificates (EPC, gas safety, electrical) are up to date. David now attracts better tenants who are willing to pay more for safe, well-kept homes, even though upfront costs went up.

What to Do Now: An Action Checklist

This simple, practical checklist gives readers a clear, step-by-step action plan for preparing for the new reforms.

For Landlords:

Property Assessment: Review your properties to make sure they meet the new Decent Homes Standard. Check for damp, mould, wiring, and more.
Documentation Audit: Organise all your paperwork, including tenancy agreements, safety certificates (EPC, gas, electrical), and all communication with tenants.
Complaint System: Establish a clear and documented process for handling tenant complaints and repair requests.
Financial Planning: Budget for potential renovation costs and understand the new financial implications.

For Tenants:

Know Your Rights: Review the list of new rights you will gain, especially regarding pets and protection from no-fault evictions.
Documentation is Important: Create a digital or physical file to keep track of all communication with your landlord. Also, include photos or videos of any problems.
Research the Ombudsman: Get to know the new Ombudsman system and its purpose and scope.
Engage Proactively: If you have an issue, use your new rights to request repairs formally, in writing.

Gain Insights from the UK’s Top Property Professionals at Progressive Property

Progressive Property stands as the leader in property investment education throughout the UK. We have trained more property millionaires and success narratives than any other organisation in the country.

Are you eager to begin and expand your portfolio while reaching your financial objectives in just MONTHS instead of years?

Don’t miss your seat at our brand-new property investing event

The Big Summer Multiple Streams of Property Income LIVE:

Renters Reform & Property Business Edition

Happening once. Seats disappearing fast.

What You’ll Actually Learn (That Most Investors Overlook)

Property Is a Business. So Run It Like One

Mark Homer says it best: “If you treat property like a business, it’ll pay you like one. Treat it like a hobby, and it’ll cost you like one.”
Most investors dabble, guess, or ‘give it a go’. That’s not how you build a proper business.
MSOPI is about getting serious. Structure. Strategy. Profit. No more playing at property.

Every Serious Investor Needs Three Things

Knowledge, network, and mindset. Miss one, and you’ll struggle.
MSOPI gives you all three in abundance. Learn what works, build powerful relationships, and upgrade your mindset so you stay consistent and confident.
Whether you’re starting out or scaling up, this is where progress happens.

Set Yourself Up Right from Day One

The wrong structure or tax setup will cost you — sometimes tens of thousands.
Learn how to structure your company, protect your assets, and legally offset what you’re entitled to.
Property is full of grey areas. MSOPI gives you clarity.

Compliance and Legal: Get It Wrong and It’ll Wipe You Out

Most landlords ignore legal stuff until it’s too late.
MSOPI covers the must-knows: how to stay compliant, what the law actually says, and how to avoid the traps that catch amateurs out.

Renters’ Reform Bill Is Coming. Are You Ready?

Major legislation hits in October. It’ll punish landlords who aren’t prepared.
We’ll show you exactly what’s changing, how to adapt, and how to stay profitable and protected when it comes in.

Build a Portfolio That Pays You for Life

A handful of rentals isn’t a business — it’s a liability if done wrong.
Learn how to scale with strategy, systems, and smart finance so your portfolio pays you — even when you’re not working.

Your Network Is Everything

MSOPI brings together active, ambitious investors from all walks of life.
Want to raise finance? Find JV partners? Just need someone to bounce ideas off? This is the room for it.
Surround yourself with people who lift you higher.

Mindset: The Missing Piece Most Ignore

Mindset is what keeps you going when deals fall through, tenants cause chaos, or plans go sideways.
MSOPI gives you that much-needed boost. A reset. The energy and focus to keep moving forward, even when it’s tough.

Professional Property Millionaires Use Leverage

Learn how to leverage other people’s time, money, skills and experience so that you can scale your portfolio faster
How and where to find people who are cash-rich/time-poor to invest in your property business

…plus much, much more!

Ready to stop guessing and start growing?

Seats are limited!!!!

Frequently Asked Questions

Q: When will the Renters’ Reform Bill become law in the UK?

A: The government aims for a phased rollout starting in late 2025, but the exact date depends on parliamentary approval and potential amendments.

Q: Will the Renters’ Reform Bill apply to existing tenancies?

A: Yes. It will apply to new tenancies immediately and to existing tenancies after a transition period of 6–12 months.

Q: Are landlords allowed to evict tenants to sell?

A: Yes. Selling the property remains a valid ground for eviction, but landlords must give proper notice and follow the new grounds-based eviction process.

Q: What is replacing Section 21 evictions?

A: Section 21 “no-fault” evictions will be replaced by a grounds-based possession system, where landlords must provide valid, legal reasons to regain possession.

Q: Are rent controls part of the Renters’ Reform Bill?

A: No. The Bill does not introduce rent controls, but tenants will have stronger rights to challenge unreasonable rent increases.

Q: What is the Decent Homes Standard for private rentals?

A: This standard requires all rental properties to be safe, free from serious hazards like damp and mould, and in good repair, meeting minimum energy efficiency and living conditions.

Q: Are pets allowed for tenants under the new law?

A: Yes. Tenants will have the right to request a pet, and landlords must provide a valid reason if they refuse.

Q: What is the new Property Portal for landlords?

A: It’s a national online database where all landlords must register their properties, ensuring better transparency, compliance, and enforcement.

Q: Will the Renters’ Reform Bill make tenancies longer?

A: Yes. Fixed-term contracts will be abolished and replaced with periodic tenancies from day one, making it harder to evict tenants without valid grounds.

Q: What is the enforcement plan for the Renters’ Reform Bill?

A: Local authorities will have stronger enforcement powers, supported by the new Property Portal and the Private Rented Sector Ombudsman.

Q: Does the Renters’ Reform Bill affect student accommodation?

Most regulations will apply to other student rentals, while purpose-built student housing will mostly face exclusion.

Q: What should landlords do to prepare for the Renters’ Reform Bill?

A: Review property conditions, update legal documents, budget for compliance costs, register with the Property Portal, and understand new eviction rules.