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Report maintenance Renters’ Rights Bill (Summary of Changes)
With the Renters’ Rights Bill now law, the next phase is all about implementation. Timelines are emerging, and while the Government has set out an initial implementation framework, full confirmation of the main tenancy reforms is still to come. Here’s a summary of changes and when based on the latest information available.
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End of Section 21 Notices
All new standing possession grounds can be found here.
READ MOREThe biggest change is the abolition of Section 21 notices, also known as “no fault-evictions.” From implementation, landlords will need to use Section 8 grounds for possession. While many existing grounds remain, new ones have been introduced to ensure fairness for both parties.
Common existing grounds include:
- Ground 8: Rent arrears (mandatory and will change from 2 to 3 months’ arrears).
- Ground 10: Some rent arrears at the time of notice or hearing.
- Ground 11: Persistent late payment of rent.
- Ground 12: Breach of tenancy terms.
- Ground 13: Damage or deterioration of the property.
- Ground 14: Anti-social behaviour (proceedings can begin immediately)
Key new grounds include:
- Ground 1: Landlord or family wish to move back in (4 months’ notice, can only be served after 8 months of tenancy).
- Ground 1a: Landlord selling property (4 months’ notice, can only be served after 8 months of tenancy).
- Ground 4a: Student possession ground for HMO’s, allowing landlords to regain possession in time for the next academic year.
As above, there are many areas where possession of a property can be regained using a section 8. Most landlords aren’t looking to evict tenants for no reason; however, we do anticipate this being more of a challenging area, particularly with areas such as non-HMO student properties. We’ll be there to support our landlords if help or information is needed.
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Rent Increases
READ MOREAll rent increases will need to be served via a Section 13 notice.
Clauses that allow rent to be increased automatically or by agreement between landlord and tenant will no longer be valid, all rent changes must now follow the formal Section 13 notice process.
Key updates:
- Rent can still only be increased once every 12 months.
- Notice for rent increases rises from 1 month to 2 months.
- Tribunals can no longer raise the rent above the amount stated in the Section 13 notice.
- If a tribunal is raised, the rent increase can no longer be backdated.
We regularly review the rents for our landlords against the rest of the Bristol market, which we’ll continue to do. We’d only suggest what we believe to be a fair increase in line with market conditions; therefore, we don’t anticipate a huge amount of change here.
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Rent in Advance
READ MORELandlords will no longer be allowed to request rent in advance before a tenancy starts. Once both parties have signed the tenancy agreement, it becomes legally binding, even if the tenant hasn’t yet paid rent.
Alternative rent reassurance:
Where a tenant doesn’t meet referencing criteria, landlords could consider guarantors or company guarantors instead of rent in advance.
Any rent in advance received before the Bill takes effect can remain in place.
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End of fixed-term tenancies
READ MOREAll tenancies will automatically become statutory periodic (rolling) when the Bill comes into effect. What does this mean?
- Tenants can serve notice at any time, with 2 months’ notice required.
- New tenancies will start as rolling contracts from day one.
We’ve already been reviewing tenancy start dates particularly in the student market to help prevent large void periods. Whilst there is potential for a much shorter let, most Bristol tenants are looking for a longer-term home.
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Student lets
READ MOREThe changes raise challenges for student landlords. With no fixed-term tenancies, students can now serve notice at any point, potentially before the academic year ends. Existing joining tenancy rules should still apply (however this is to be confirmed), meaning if one tenant serves notice, other joining tenants may still be liable for the full rent.
This shift could have several implications for the privately rented student market:
- Students are no longer bound to a 12-month tenancy if the accommodation doesn’t meet their expectations. This is a push for landlord to improve the quality of their properties and secure long-standing satisfied tenants.
Tenants may choose to leave once their on-campus studies finish, sometimes as early as May, and with student rents often inflated, we anticipate that those in one- or two-bedroom student lets may look to move out early to find more affordable accommodation. Landlords could use this period to consider:
- Property improvements during longer voids.
- Short-term lets (such as Airbnb) to cover gaps.
However, a new Ground 4a allows student landlord with HMOs (3+ sharers) to regain possession for the next academic year, provided this is stated in the tenancy agreements and the tenancy cannot be signed more than six months before the start date.
The non-HMO student properties (1-2 beds) face a more challenging future. Landlords will need to rely on standard possession grounds such as selling or rent arrears and will therefore find it difficult to guarantee the property could be vacant for future academic years. This is something we’ll discuss with these landlords when we would typically come to advertise them.
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Awaab’s Law
READ MORENamed after a child who tragically died due to mould exposure, this law standardises response times for maintenance issues.
Landlords must:
- Investigate emergency hazards within 24 hours.
- Provide written finding within 3 working days.
- Begin works within 5 working days.
- Resolve serious damp or mould within 10 working days.
We’ll continue to work with our managed landlords to help them stay compliant with the laws. The overwhelming majority of landlords want to provide tenants with a safe and comfortable home, so we already see this as an important role in a responsible Bristol letting agent.
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Pets in rentals
READ MORELandlords will no longer be able to unreasonably refuse tenants with pets.
Reasonable grounds for refusal include:
- Lease restrictions,
- Unsuitable properties (e.g. dogs in upper floor flats with no outside space) or
- Shared housing where other tenants may be affected.
There will be no separate pet deposit or mandatory pet insurance at this stage, but the Government retains the power to adjust deposit limits under the Tenant Fees Act in future.
We’ve championed tenants that have well behaved pets for rentals, as they often provide loyal and long staying tenants. There are obvious exceptions to this for example a small flat with no outside space is no place for a large dog.
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Market rents and bidding
READ MORELandlords and agents must be able to justify the advertised rent and will be prohibited from accepting offers above the marketed price.
This aims to eliminate rental bidding wars and promote fairer pricing.
We take the guesswork out of pricing. Through careful rent research and evaluating comparable, we make sure every recommendation reflects the property, its location, and the type of tenants it will attract, helping landlords get a fair rent while keeping the market transparent and competitive.
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Rent repayment orders
READ MORETenants will soon be able to claim up to 24 months of rent (previously 12) if their landlord commits certain offences, such as unlawful eviction, operating an unlicensed property, or breaching compliance rules.
New offences include misuse of possession grounds and failure to register with the new Property Portal.
We have a team of compliance specialists specifically to ensure every one of our properties is licenced and compliant, giving landlords peace of mind and tenants a safe, secure home.
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Landlord Ombudsman
READ MOREAll landlords will need to register with an Ombudsman.
This independent body will handle tenant complaints, recommend solutions, and, where necessary, suggest compensation.
It’s designed to resolve disputes without the need for costly or time-consuming court action.
Our team is ready to guide landlords through the process, helping them stay on top of complaints before they escalate.
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Property portal / National database
READ MOREA new national Property portal will require landlords to register and upload compliance information such as safety certificates.
Local authorities will use the portal to identify and take action against non-compliant landlords.
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Timeline of Changes
- The Renters’ Rights Bill received Royal Assent on 27th October 2025. Officially becoming law.
- From 27th December 2025, enforcement and investigatory powers will begin.
- In April 2026, the main tenancy reforms are expected to take effect. This will mark the end of Section 21 notices, with all tenancies becoming periodic. There will also be new and expanded possession grounds, limits on taking rent in advance, and rent increases must be served via Section 13. In addition, tenants will gain the right to request pets.
- By October 2026, the PRS database and Landlord Redress Scheme are expected to launch, and Awaab’s Law will begin its rollout.
- Between 2027 and 2028, the Ombudsman is expected to become fully operational.
- Finally, by 2035, the Decent Homes Standard is anticipated to be fully rolled out.
Final thoughts
While the Renters’ Rights Bill introduces more regulation, it also aims to raise standards across the rental sector. For many landlords who already prioritise compliance and tenant care, the disruption and challenges should be minimal. Of course, some landlords will be more impacted than others, but we are here to help.
At The Letting Game, we’re here to guide our landlords through every change, ensuring your properties, tenancies, and documentation remains complaint as the Bill is rolled out.
