Whether you are a seasoned landlord or thinking about becoming a landlord the Renters' Rights Bill will be changing the rental landscape.

Timescales

The bill is now in its reporting stage in the House of Lords, where it will be scrutinised before being passed back to the House of Commons for Consideration, Amendments, Given Royal Assent and then passed into Law. It’s anticipated that the Bill will become Law around July 2026, and the likely implementation will be between October 2026 and January 2027.

Here are the 12 key changes:

Abolition of Section 21 Evictions:

Landlords will no longer be able to use Section 21 notices to evict tenants without a specific reason. 

You will need to use a Section 8 notice, and this will set out specific timescales and reasons on how you can get your property back.

No more fixed Term Tenancies:

All assured shorthold tenancies (ASTs) will become Assured Tenancies, and these will be periodic from the outset. All agreements will need to be written, and a tenant will need to give two months’ notice to vacate.

No Rental Bidding

The price advertised is the price agents and landlords can charge. A landlord or their agent cannot invite a bidding war.

Rent Increases

These will only be able to be undertaken by use of a Section 13 notice and not be above market level.

Landlords will have to give at least 2 months’ notice of the rental increase and the tenant. If challenged at the First Tier Tribunal, they will only be able to agree the sum requested or lower and will not back date payments.

No Up Front Payments and When it can be Paid.

Landlords will only be able to accept payment of one month at a time and bulk upfront payments will be not be permitted. Payments will also not be allowed until the tenancy agreement is signed.

Discrimination.

The Bill prohibits landlords from refusing to rent to tenants based on their race, sex, disability, or if they receive benefits or have children. 

Pets

Landlords will not be allowed to ban pets in rented properties. Tenants will be allowed to request permission to keep a pet and require landlords to consider each request on a case-by-case basis. 

Databases

Landlords of assured and regulated tenancies will be required to register with a new Private Rented Sector Database. They will not be able to market or let out a property if they are not registered and will be subject to penalties if they do. The database is likely to require to information on all the property owners (landlords) and require landlords to upload their health and safety information for their rented properties on a regular basis.

Ombudsman

The bill requires all landlords in England with assured or regulated tenancies to join a new Private Rented Sector Landlord Ombudsman Service. This also includes those that use an Agent. The service is expected to benefit landlords by resolving tenant-initiated complaints in a quick and cost-effective way and provide Landlords with access to guidance and support from the Ombudsman Service to help them improve their complaint handling practices.

Rent Repayment Orders

These are orders where a local authority can prosecute a landlord who has committed an offence and seek an order that the Landlord repay an amount of rent to the tenant or local authority.

The bill will extend the liability for Repayment Order to superior landlords. The bill will extend the period for making a claim to 24 months from the last rent payment and increasing the maximum amount claimable to 24 months' rent.     

Landlord Responsibilities:

Landlords will have increased responsibilities for maintaining properties to a higher standard and for ensuring they are compliant with regulations.

The bill will further strengthen the landlords’ current obligations and introduce a "Decent Homes Standard” and “Awaabs Law” which sets out new rules requiring Landlords to resolve issues where hazards, such as damp and mould, which pose a serious risk to the health and safety and the timescales in which they will need addressing.

Your Check list:

Financial

• Check you are on the best mortgage for you.
• Check you are tax efficient.
• Check you have insurance for all contingencies and loss of rent and legal protection cover.

Plan Ahead

• Check your paperwork is in order and you have your health and safety certificates are up to date.
• Check you are charging the right rent to meet the increased cost.

Choose your Tenants Wisely

• Reference your tenants.

Use the Experts

• Emsleys are not financial advisors or tax accountants, but we can assist in introducing them to you and we can assist in obtaining loss of rent and legal protection for your letting, if the insurers requirements are met.
• Emsleys request information from tenants before viewings so their affordability and suitability can be assessed before showing them your property. This saves them time in viewing property they can’t rent and the subsequent disappointment. In addition, it keeps your property more secure as we hold all the viewers details prior to undertaking a viewing.
• Emsleys use a highly accredited referencing company to check the tenants for credit, affordability, fraud and against the sanctions list.
• Emsleys are your local award-winning agent and will be able to guide you through the changes and give you the best advice.