The Renters’ Rights Bill is moving closer to becoming law.
At Prospect, we’re committed to keeping our landlords informed on upcoming legislation and industry changes. Below is a neutral overview of the Renters’ Rights Bill, summarised using the latest briefing from Propertymark, the UK’s professional body for the property sector.
The Government’s Renters’ Rights Bill has now passed both Houses of Parliament and is expected to receive Royal Assent in November 2025, with the first measures coming into effect from early 2026.
Below, we’ve outlined the key points from the legislation. While some details may still be adjusted before it’s finalised, the overall direction is clear. We’ll continue to keep you informed as things progress, so you’re prepared for the changes ahead. If you’d like advice on how the Bill will affect you, contact your local team.
Contact your local officeKey Changes to know.
1. Section 21 – Ending ‘No-Fault’ Evictions
Section 21, often called the ‘no-fault’ route, is being removed. Instead of ending a tenancy without explanation, landlords will follow a structured process through Section 8.
What this means for landlords:
You can still regain possession with a specific legal ground. (Scroll down to the next section to see what the legal grounds are).
2. Section 8 – Expanded Grounds for Possession
With Section 21 removed, Section 8 has been strengthened to give landlords more options for taking back a property when needed. Grounds now include:
- Selling the property – landlords can take back possession to sell.
- Moving in – landlords or close family can reclaim a property to live in.
- Tenant fault – stronger provisions for dealing with arrears, damage, or other breaches of tenancy.
What this means for landlords:
You retain legal routes to possession. Notice periods have been adjusted and there are penalties for misusing grounds. With the right prep and record-keeping, you’ll still be protected.
3. New Default Assured Periodic Tenancies
Fixed-term tenancies will be replaced with rolling monthly agreements. They’ll no longer be a set end date.
What this means for landlords:
Tenancies will no longer automatically end after 6 or 12 months. They’ll continue until a tenant chooses to leave, or a landlord serves notice using a valid ground. This can help retain good tenants for longer, while still being able to regain possession through Section 8 when needed.
4. Rent Increases: Timeframe & Processes
Rent increases are limited to once a year. They must be issued with two months’ notice via a Section 13 notice.
Tenants can still appeal to the First Tier Tribunal (FTT) if they believe an increase is unfair. Under the new rules, any rent increase will not take effect until after the Tribunal’s decision. This could take several months to process. The Tribunal’s decision is final and binding.
What this means for landlords:
If you plan ahead and check that your rent is in line with the local market, you’ll reduce the risk of any problems. Allow for possible delays if a case goes to Tribunal.
5. Minimum Housing Standards & ‘Awaab’s Law’
They’ll be stricter requirements to meet safety and quality standards. From new rules on tackling damp and mould to unsafe living conditions. Local authorities will be given stronger powers to enforce compliance. Tenants will also have clearer routes to seek compensation if standards aren’t met.
What this means for landlords:
Regular maintenance and quick action on repairs will be more important than ever. Ensuring your properties meet these standards will protect you from penalties and disputes.
6. Requests for pets
Tenants will have the right to request a pet. You’ll need to consider the request and can’t refuse without a reasonable reason.
What this means for landlords:
You can no longer apply a blanket ‘no pets’ policy. Tenants will be responsible for any pet-caused damage.
7. Mandatory Ombudsman Scheme
All landlords must join a new ombudsman scheme. This gives tenants a straightforward way to resolve disputes without going through the courts.
What this means for landlords:
Registration will be compulsory. Being part of the scheme will keep you compliant and provide a less costly route to resolve disputes than court action.
8. Landlord Property Database
A new online database will be introduced to improve transparency. It will act as a central hub for compliance information, allowing tenants to check that a property meets legal requirements. For example, tenants can view documents such as electrical safety reports or EPC certificates.
What this means for landlords:
Registration on the database will be mandatory, but personal details will not be shared. Keeping documentation up to date will be essential to remain compliant.
9. Preventing Rental Discrimination
It will be an offence to discriminate against tenants based on circumstances such as receiving benefits or having children.
What this means for landlords:
We already ensure every applicant is treated fairly and comply with legal requirements.
New Grounds for Possession
With Section 21 removed, all possession will run through Section 8. The Bill expands and clarifies the grounds you can use:
Explore the grounds
| Ground | What it covers | Notice period |
|---|---|---|
| Landlord or family moving in. | You or a close family member intends to live in the property. Cannot be used in the first 12 months of a tenancy. | 4 months. |
| Sale of property. | You intend to sell the property. Cannot be used in the first 12 months of a tenancy. | 4 months. |
| Sale by mortgage lender. | Lender requires vacant possession to sell. | 4 months. |
| Student lets. | Property needed again for student occupation. | 2 weeks – 4 months. |
| Redevelopment. | Major works or demolition required. | 4 months. |
| Compliance with enforcement. | Property subject to enforcement requiring possession. Court may order compensation to tenant. | 4 months. |
| Death of tenant. | Tenancy passed on but succession rights don’t apply. | 2 months. |
| Serious rent arrears. | At least 3 months’ arrears at notice and at hearing. | 4 weeks. |
| Serious anti-social behaviour. | Includes nuisance, criminal behaviour, rioting or illegal use. | Immediate. |
| No right to rent. | Tenant has no right to rent under immigration law. | 2 weeks. |
Additional mandatory grounds
Explore the grounds
| Ground | What it covers | Notice period |
|---|---|---|
| 1B. Sale under rent-to-buy. | Private registered providers of social housing can regain possession of a rent-to-buy property. | 4 months. |
| 2ZA. Possession when superior lease ends. | Where a superior lease held by a registered provider, agricultural landlord or similar ends. | 4 months. |
| 2ZB. Possession when superior lease ends. | Where a superior fixed-term lease of over 21 years comes to an end. | 4 months. |
| 2ZC. Possession by superior landlord. | When a superior landlord becomes the direct landlord after lease reversion. | 4 months. |
| 2ZD. Possession by superior landlord. | When a superior lease of over 21 years has expired or ended early. | 4 months. |
| 5. Ministers of religion. | Property needed for occupation by a minister of religion. | 2 months. |
| 5A. Agricultural worker. | Property required to house an agricultural worker employed by the landlord. | 2 months. |
| 5B. Employment requirement. | Property held for tenants meeting employment-linked requirements. | 2 months. |
| 5C. End of employment by landlord. | Where tenancy was linked to employment with the landlord and that employment has ended. | 2 months. |
| 5D. End of employment requirements. | Where tenant no longer meets employment requirement (e.g. key worker housing). | 2 months. |
| 5E. Supported accommodation (entry). | Property let as supported accommodation, but tenant did not enter for that purpose. | 4 weeks. |
| 5F. Supported accommodation (unsuitable). | Supported accommodation becomes unsuitable for tenant. | 4 weeks. |
| 5G. Homelessness duty. | Property let as temporary accommodation under homelessness duty and no longer required. | 4 weeks. |
| 5H. Stepping stone accommodation. | Affordable “stepping stone” housing where tenant no longer meets eligibility criteria. | 2 months. |
| 6. Redevelopment. | Property required for substantial redevelopment or demolition. | 4 months. |
| 6A. Decant accommodation. | Temporary possession to allow redevelopment where alternative accommodation is provided. | 4 months. |
| 6B. Compliance with enforcement action. | Possession required to comply with enforcement, with possible compensation to tenant. | 4 months. |
| 7. Death of tenant. | Tenancy passed on by will or intestacy, but new tenant doesn’t qualify. | 2 months. |
| 7A. Severe ASB / Criminal behaviour. | Convictions or serious anti-social behaviour allowing immediate possession. | Immediate. |
| 7B. No right to rent. | Tenant has no right to rent under immigration law. | 2 weeks. |
Discretionary grounds (judge may grant possession)
Explore the grounds
| Ground | What it covers | Notice period |
|---|---|---|
| Rent arrears / late payment. | Any arrears or repeated late payments. | 2–4 weeks. |
| Breach of tenancy. | Breach of tenancy terms other than rent. | 2 weeks. |
| Damage to property / furniture. | Tenant caused deterioration. | 2 weeks. |
| Anti-social behaviour. | Nuisance, annoyance or criminal behaviour. | Immediate. |
| False statement. | Tenancy obtained using false or misleading info. | 2 weeks. |
| Domestic abuse / supported housing. | Protections for victims or unsuitable cases. | 2–4 weeks. |
| Serious rent arrears. | High or persistent arrears, often a mandatory ground. | 2–4 weeks. |
| Landlord wants to sell the property. | Landlord intends to put the property on the market. | 2 months. |
| Landlord or family member moving in. | Landlord or close family member needs the property as their home. | 2 months. |
| Redevelopment / major works. | Significant works or demolition that require the property to be vacant. | 2 months. |
| End of employment-related tenancy. | Tenancy linked to a job (e.g. caretaker) ends with the job. | 2 months. |
Compliance without the Chaos.
Our ARLA-qualified lettings team save landlords time and stress while maximising returns. With our full management service, you can relax knowing your property is protected.
Benefit from:
- Quality tenant sourcing (we average 10 applicants per tenancy.
- Annual statements prepared for you and your tax advisor.
- Arranging and managing inventory.
- Annual rent and property valuation reviews.
- Stand-out marketing.
- Collecting rent and chasing rent arrears.
- 6-month property inspections.
- Dedicated Property Manager for you and your tenant.
- Maintenance arrangement with approved contractors.
- Property deductions negotiated on your behalf.
- 24/hour emergency maintenance request line and online portal for your tenant.
- Full safety and legal compliance. We’ll inform you of legislation updates and provide legal advice.
- Online management of portfolio and monthly statements via our landlord app.
Hear what our customers think
Great experience renting through prospects in Wokingham. They fully managed the property for 3 years whilst we were there during tenancy, very efficient with any maintenance issues we reported to Nikki Gardener and deposit was returned back within a normal time range as you would expect.
by Viv ReadAs a landlord I have worked with Prospect for a good many years now and with Nikki Gardner as the property manager for a number of them. Nikki is really easy to work with, has the ability to balance the needs of the landlord with those of the tenant, and is responsive to requests when asked.
by Richard PerryI rented an apartment through Prospect Estate Agency in October 2020 and resided there for nearly five years. The onboarding process was efficient, and any issues I encountered were promptly addressed.
by Vinayak “Sunny” KanagiWe're here to help.
If you’d like support, advice or more insights on the Bill, please reach out. We’re pleased to report that 2025 has presented a strong and active market. Across the areas we cover, 60% of the properties on the market are currently being let. With us, we’re able to let 92% of what we list. 32% more than the industry standard.
The next steps:
- Review tenancy agreements now.
- Ensure compliance processes are up to date.
- Schedule property checks ahead of the Bill’s introduction.
- Speak with your Property Manager or our team for tailored advice.
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- Katarzyna.
I moved to Prospect from another Agency last year after a complete refurbishment of my flat ready to let and I am so glad I made the move! I am particularly impressed with Agnese and the way she is managing my property, very efficient, always cheerful and very helpful.
- Melanie.
Prospect Estate Agency is committed to conduct our operations in a fully compliant manner. We fully support and adhere to all regulations covering the industry including The Estate Agency Act 1979, Competition Act 1998, The Consumers, Estate Agents and Redress Act 2007, Consumer Protection Regulations 2008, Sanctions and Anti-Money Laundering Act 2018, GDPR Act 2018, UK Competition Law, The Property Ombudsman Code of Practice and ARLA & Propertymark Protection.
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