Introduction
Housing reform is on the horizon. The UK government’s Renters’ Rights Bill (also referred to in some documents as the Renters’ Rights Act when enacted) promises to bring major change to the private rented sector in England. Although not all details are final, many of the key provisions have been published—and it’s clear the law will shift the balance of power (and obligations) between landlords and tenants. At KhanMather, we believe it’s crucial for both sides to understand what’s coming, how it will change day-to-day renting, and how to prepare.
Key Changes in the New Legislation
Here are some of the most important proposed changes.
What the Bill proposes?
No-fault evictions (“Section 21” notices)
Landlords can issue Section 21 notices to evict tenants at the end of fixed-term ASTs (Assured Shorthold Tenancies) without giving a reason. ([GOV.UK][1])
The Bill will abolish Section 21 notices. Evictions will require valid legal grounds (using a reformed Section 8 / other grounds) even for ending periodic tenancies. Fixed-term ASTs will largely disappear; all tenancies will tend to become periodic (rolling) tenancies. ([Shelter England][2])
Fixed-term tenancies
Many tenancies are fixed for a term (e.g. 6 or 12 months) that ends on a given date; tenant and landlord often must negotiate renewal. ([Shelter England][2])
These will largely be phased out: the law proposes that assured shorthold/fixed-term ASTs convert to periodic assured tenancies. Tenancies will no longer have a fixed end date in the same way. ([Dentons][3])
Rent in advance & deposit & fee limits etc.
Currently landlords often ask for several months’ rent in advance plus deposits, plus letting/holding fees etc. There are some restrictions already (e.g. Tenant Fees Act), deposit protection requirements. ([GOV.UK][4])
Under the new law: limits on rent in advance (usually max one month), stricter rules on rent increases (must give notice, and tenants will have stronger rights to challenge them) etc. ([Shelter England][2])
Landlord redress / Ombudsman / regulation
There are existing complaint / redress systems (for agents, etc.), but private landlords are not currently universally required to join an ombudsman or a redress scheme. ([British Landlords Association][5])
The Bill introduces a new Private Rented Sector Landlord Ombudsman (or redress scheme) which all private landlords with assured or regulated tenancies will be required to join, whether or not they use an agent. This provides tenants with a free route to complain about a landlord’s conduct. Landlords who fail to join will face penalties (civil and potentially criminal). ([GOV.UK][1])
Deposit protection
Already by law: deposits must be protected in a government-approved Tenancy Deposit Protection (TDP) scheme (if the tenancy is an AST). There are rules about giving prescribed information etc. ([GOV.UK][4])
The Bill reinforces tenants’ rights and strengthens enforcement. Existing obligations remain, and non-compliance will have more serious consequences. Also, deposit protection links into the broader regulatory / redress regime so that landlords not complying with deposit protection may find themselves disadvantaged in other ways (e.g. eviction rights, enforcement). ([Shelter England][2])
What It Means for Landlords
If you own or manage rental property, these changes will require planning and adaptation. Key implications:
- Eviction / Possession Claims
You will no longer be able to rely on Section 21 “no-fault” notices. If you need to regain possession, you will need to use specific legal grounds (e.g. rent arrears, sale of the property, needing for personal occupation) under the reformed Section 8 or equivalent. You’ll need to ensure your grounds are valid, properly documented, and notice periods follow the new statutes. ([Dentons][3])
- Tenancy Structure & Certainty
With fixed‐terms effectively going away (for new tenancies, and existing ASTs converting to periodic tenancies), landlords will lose some of the certainty of knowing when a tenancy will end. Advance notice, clarity of grounds, and good communication will become more important. ([Dentons][3])
- Joining the Ombudsman / Redress Scheme
From the new scheme’s launch, you will *legally* be required to join it. Failure to do so could lead to penalties, loss of certain rights (e.g. possibly the right to possession under some grounds), and exposure to compensation claims from tenants. ([GOV.UK][1])
- Deposits & Advance Rent
Make sure that deposits are always protected under a recognised scheme and all prescribed information is given. Check your practices around requesting rent in advance and ensure you don’t exceed allowable limits once the law changes. Failure to comply could reduce or eliminate some of your legal protections. ([Shelter England][2])
- Dispute / Complaints Handling
Since tenants will have access to the ombudsman, and outcomes may be binding or enforceable, procedures for responding to complaints, keeping records, encouraging best practice, and ensuring communication/documentation are critically important. It may make sense to review template notices, tenancy agreements, breach / warning letters, etc., to ensure they stand up to scrutiny.
- Possible Costs / Administrative Burden
There may be fees for joining the ombudsman, costs for registering on any PRS (Private Rented Sector) database, updating tenancy agreements or policies, and ensuring compliance with standards (housing condition, safety, etc.). Also, there may be transitional arrangements, but it’s wise to start preparing early.
- Market Behaviour & Risk
Some landlords may try to exit the sector if they feel the regulatory burden or risk has increased. This could reduce supply. Also, rents may increase to cover extra costs (fees, compliance, etc.). There may also be more scrutiny of landlord practices (repairs, safety, fairness).
What It Means for Tenants
The Bill aims to give tenants greater security, clearer rights, and better protection from unfair practices. Highlights include:
- Greater Security of Tenure
Without Section 21, tenants will have more protection from eviction without cause. You’ll need to comply with the tenancy obligations, but you’ll also have the right to stay unless a landlord can show a legal (fair) reason. If you have an AST, your tenancy may convert into a periodic tenancy, which helps avoid uncertainty. ([Dentons][3])
- Fairer Rent Increases
Landlords will need to follow specified notice periods for rent increases. Tenants will have routes to challenge increases they believe are unfair, possibly via tribunal or ombudsman. ([Shelter England][2])
- Limits on Advance Payments & Deposits
Expect limits on how much you can be asked for in advance (rent, etc.). Deposits must be protected, and you should receive prescribed information. This helps avoid surprise costs. ([Shelter England][2])
- Access to Complaints & Redress
The introduction of a mandatory ombudsman redress scheme means that tenants will (for the first time in many cases) have a formal, free mechanism to complain about landlords, for example, over repairs, unfair terms or behaviour, or mismanagement. This should give more power and some recourse without necessarily going to court. ([GOV.UK][1])
- Improved Transparency
With landlords required to register and properties listed on PRS databases (where those are introduced), plus stricter regulation on what information must be provided (before and during tenancy), tenants should be better able to see who owns/lets a property, its history of compliance, and prospective costs.
- Protections Against Rogue Landlords
Because non-compliance by landlords (e.g., with deposit protection, with the Ombudsman scheme) will have consequences, tenants may be better shielded from unfair practices and landlords who cut corners.
What Is Not Yet Certain / Potential Areas of Debate
While many proposals are clear, some details remain to be finalised, and some parts may evolve in debate or via regulation. Key things to watch:
- The precise commencement date for all parts of the Bill (when each change takes effect). Some parts may have transitional arrangements.
- The exact notice periods for different kinds of possession grounds.
- How “reasonable” rent increases will be judged; what tribunal or appeal process will look like in practice.
- How strict enforcement will be, and exactly how council powers will work.
- The cost of joining the ombudsman or registering in the database, and whether those costs will be small/administrative or more significant.
- How well local authorities are resourced to enforce the new rules.
- Possible unintended consequences: e.g. some landlords may reduce investment, or raise rents to cover risk, or be more selective in tenants.
Practical Tips: Preparing Now
Here are things landlords and tenants can do to get ready.
For Landlords:
- Audit all your current tenancies: fixed-term ASTs, notice periods, deposit protection, breach/warning procedures.
- Review and update tenancy agreements to make sure they don’t contain terms that will become invalid or unenforceable under the new law.
- Ensure you use a government-approved deposit protection scheme AND issue prescribed information properly.
- Plan your record-keeping: maintain good documentation of rent arrears, communications with tenants, repair requests etc., to support any legal grounds for possession.
- Budget for compliance: joining the Ombudsman, registering on any landlord/PRS database, possible audit or inspections, updating repairs/maintenance obligations etc.
- Train or inform agents or staff about the changes.
For Tenants:
- Check your tenancy agreement: see what type of tenancy you have (AST, periodic etc.), whether your deposit is protected, what notices are required.
- Keep records of all communication (particularly about rent, repairs, deposits etc.).
- Know which approved deposit protection scheme is being used, and your rights under that. If you believe a rent increase or eviction is unfair, ask for clear reason in writing; find out whether the Ombudsman or tribunal is available.
- Keep up to date with the government guidance as parts of the law come into force.
Conclusion
The Renters’ Rights Bill / Act is shaping up to be the most significant overhaul of the private rented sector in many years. It promises greater stability and protections for tenants, but also brings new obligations, risks, and regulatory demands for landlords.
At KhanMather, we believe that being ahead of the curve is always best. Whether you’re a landlord, agent or tenant, getting familiar early with the forthcoming rules—reviewing your practices, updating your paperwork, understanding your rights and responsibilities—will help avoid costly mistakes, disputes, or enforcement issues.
If you’d like help with reviewing your tenancy agreements, preparing compliance reports.