2025 Guide for Landlords and Tenants
The Renters Reform Bill is one of the most significant changes to the rental sector in England for a generation.
After years of consultation, debate, and amendments, it is now close to becoming law. But when exactly will it come into force, and what will it mean for landlords and tenants alike?
This guide provides a detailed overview of the Renters Reform Bill, including its anticipated timeline, provisions, and what landlords and tenants should prepare for in 2025 and beyond.
Introduction to the Renters Reform Bill
The Renters Reform Bill was introduced to Parliament in May 2023 to create a “fairer private rented sector.” It follows years of calls for reform from housing charities, tenant advocacy groups, and even some landlord organisations seeking greater clarity and consistency in housing law.
This Bill proposes sweeping reforms that include banning Section 21 “no-fault” evictions, introducing periodic tenancies for all renters, strengthening tenant rights, and creating a new Ombudsman scheme to resolve disputes.
So, When Does the Renters Reform Bill Come Into Law?
As of mid-2025, the Renters Reform Bill has not yet come into full legal force.
While it has made significant progress through Parliament, with amendments debated and key provisions adjusted, the exact implementation date remains dependent on parliamentary scheduling and royal assent.
The government has committed to a phased implementation once the Bill becomes law, meaning:
- The Bill is expected to receive Royal Assent in late 2025.
- Initial implementation will apply to new tenancies first, likely within six months after the Bill becomes law.
- Existing tenancies will be covered later, up to 12 months after the initial implementation date.
This staged rollout allows letting agents, landlords, and tenants to adjust systems and understand the legal implications before full enforcement.
Key Milestones and Legislative Process
Here is a simplified outline of the Renters Reform Bill timeline up to this point:
White Paper released – June 2022: The Government published “A Fairer Private Rented Sector”, setting out reform proposals.
First reading – May 2023: The Bill was introduced to the House of Commons.
Second reading and Committee Stage – late 2023 to early 2024: Amendments and detailed scrutiny were carried out.
House of Lords consideration – 2024 to early 2025: Further revisions and debates occurred.
Expected Royal Assent – late 2025: The point at which the Bill becomes law.
Phased enforcement – from early to mid-2026: Starting with new tenancies, followed later by existing agreements.
It is essential to understand that not all provisions may come into force at once. The government has stated that it will provide six months’ notice before any implementation stages commence.
Key Provisions of the Renters Reform Bill
The Renters Reform Bill introduces numerous changes, including:
- Abolition of Section 21 ‘no fault’ evictions: Landlords will no longer be able to end a tenancy without providing a valid reason under the new legal grounds.
- All tenancies become periodic: Fixed-term tenancies will be scrapped and replaced by open-ended, rolling agreements.
- New possession grounds: The Bill strengthens Section 8 possession grounds, especially for rent arrears, anti-social behaviour, or if the landlord wishes to sell or move back into the property.
- Creation of a Private Rented Sector Ombudsman: This will offer an accessible dispute resolution service for landlords and tenants.
- Property portal: A centralised system for landlord registration, compliance checks, and transparency.
- Improved tenant rights, including the right to request pets, a ban on blanket bans for families and benefit recipients, and greater notice periods for rent increases.
What Landlords Need to Do Before the Law Takes Effect
Although the Bill is not yet law, landlords should begin preparing now. This means:
- Reviewing tenancy agreements and ensuring future lettings will comply with the requirement for periodic tenancies.
- Understanding how and when they will be able to regain possession once Section 21 is scrapped.
- Keeping complete records of rent payments, tenant behaviour, and property maintenance to support any potential eviction under Section 8.
- Staying informed about how to register with the new Property Portal.
- Planning for potential costs and administrative changes associated with the Ombudsman and the new possession process.
Being proactive now will minimise disruptions when the Bill comes into force.
What Tenants Can Expect
Tenants can expect more robust protections once the law is in place, including:
- Greater security of tenure, as landlords can no longer evict them without a valid legal reason.
- Flexibility through periodic tenancies, which makes it easier to leave without being locked into long-term contracts.
- Easier dispute resolution through the new Ombudsman, avoiding costly court battles.
- More freedom to request pets or other accommodations.
- An end to discrimination against renters with children or those on benefits.
However, tenants will also need to meet their legal obligations—paying rent on time and respecting the property—to avoid enforcement under new strengthened Section 8 rules.
Pros of the Renters Reform Bill
Improved tenant security: Removing Section 21 protects tenants from arbitrary evictions, promoting housing stability.
Clarity in possession proceedings: Clear grounds for eviction under Section 8 provide a structured and transparent framework.
Easier dispute resolution: The Ombudsman reduces the need for court action and offers faster, less costly solutions.
Accountability through the Property Portal: A centralised register ensures all landlords are traceable and held to minimum standards.
Greater fairness: Families and those on benefits will no longer be discriminated against in the rental market.
Flexibility for tenants: Periodic tenancies empower tenants to move more freely.
Cons of the Renters Reform Bill
Reduced confidence among landlords: The abolition of Section 21 is viewed by many landlords as a loss of control over their properties.
Increased legal complexity: Navigating Section 8 possession routes may require legal advice and prolong eviction proceedings.
Financial risk: Landlords fear more extended periods of rent arrears and reduced certainty about regaining possession quickly.
Higher costs: Compliance with the Ombudsman, Property Portal, and potential dispute processes could increase costs.
Rental market contraction: Some landlords may choose to exit the market, reducing available housing stock.
Uncertainty during transition: The phased rollout could lead to confusion and inconsistent practices in the short term.
Summary
The Renters Reform Bill is expected to become law in late 2025, with a phased implementation starting in 2026.
It represents a significant shake-up of the private rented sector in England, aiming to create a fairer, more transparent, and secure environment for tenants while improving accountability for landlords.
For landlords, the loss of Section 21 and the introduction of new obligations will require careful preparation, while tenants can look forward to more stable housing arrangements and better protections.
Whether seen as a necessary reform or a bureaucratic burden, the Bill will reshape landlord-tenant relations for years to come.
Frequently Asked Questions (FAQs)
Is the Renters Reform Bill already law?
No, as of mid-2025, it has not yet received Royal Assent. It is expected to become law by late 2025, with implementation scheduled to begin in 2026.
Will Section 21 be abolished immediately?
No. The government has committed to a phased rollout, with the abolition of Section 21 applying first to new tenancies, followed by existing ones later.
Can landlords still evict tenants once Section 21 is removed?
Yes, but only under specific legal grounds such as rent arrears, anti-social behaviour, or the landlord wanting to sell or move in.
What is the new Property Portal?
It will be an online database where landlords must register their properties and show compliance with legal requirements. It aims to improve transparency and enforcement.
Do tenants have to accept pets now?
The Bill gives tenants the right to request pets, and landlords cannot refuse without a valid reason. However, landlords can require pet insurance or coverage for damages.
How will the Ombudsman help landlords?
The Ombudsman provides a cost-effective means of resolving tenant disputes without the need for court proceedings, potentially saving landlords both legal costs and time.
What should I do to prepare for the Renters Reform Bill?
Landlords should review their tenancy agreements, familiarise themselves with Section 8 grounds, prepare to register their properties, and stay informed about updates from reliable sources, such as landlord associations.
Will existing tenancy agreements become invalid?
No, but all tenancies will eventually transition to periodic tenancies. Fixed terms will be phased out after the Bill is implemented.
Can I still rent to individuals who receive benefits?
Yes. Blanket bans on tenants receiving benefits will be prohibited. Each applicant should be assessed fairly and individually.
Will rent caps or controls be introduced?
The current version of the Bill does not include rent caps or direct rent controls, but it does require that rent increases be reasonable and give tenants greater challenge rights.
For both landlords and tenants, 2025 marks the final countdown to one of the most impactful legal reforms in private renting. Staying informed and preparing ahead of time will be crucial to navigating the changes successfully.
The Renters Reform Bill is not yet law. When it becomes law, we will publish a blog outlining exactly what the new law entails.
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