Understanding the Renters Rights Bill

The UK Government has for some time been working on major reforms to the private rented sector (PRS) in England (and Wales to some extent) – a key piece of this is the Renters’ Rights Bill. While the earlier Renters (Reform) Bill laid much of the groundwork, the latest Bill builds on that and is set to bring in sweeping changes. The Independent Landlord+3jonesday.com+3lettingaproperty.com+3

Here are the core areas that you, as someone involved in property management / lettings, need to know — and importantly how they impact your business processes, risk and opportunities.

What’s Changing – Key Reform Areas

Below are the main provisions. Some are already specified in guidance; others will depend on secondary regulations / commencement dates, so keep an eye on the implementation timetable. lettingaproperty.com+2jonesday.com+2

1. Abolition of “no-fault” evictions (Section 21 notices)Under the current regime, many landlords rely on the Housing Act 1988 Section 21 notice route to regain possession without proving a fault by the tenant. The Bill proposes to abolish that option — instead landlords will need to rely on specified grounds (like under Section 8) for possession. jonesday.com+1Implication for you: You’ll need to make sure your tenancy agreements, processes and record-keeping are adapted. Fixed-term certainty for landlords reduces; you’ll have to rely more on quality tenant screening and managing relationships & compliance proactively.

2. Tenancy structure changes – fixed-terms to periodic tenanciesThe Bill proposes to move away from the standard fixed-term assured shorthold tenancy (AST) model and replace with rolling periodic tenancies (e.g., month-by-month) as the default. The Independent Landlord+1Implication: Expect less certainty around the end of a fixed term for replacing tenants; the tenancy lifecycle management will require different planning, especially when contemplating rent reviews or exit strategy.

3. Rent increases and bidding wars / rent in advance controlsThere are proposals to restrict how many times rent can be increased in a year and to what extent (usually up to “market rate”), plus to clamp down on so-called “rental bidding wars”. Also, the Bill aims to limit demands for large upfront rent payments / many months’ rent in advance. thebarristergroup.co.uk+1Implication: You’ll need to review your rent review processes and how you use rent in advance as part of affordability/tenancy setup. Also how you market properties: avoiding any practice that might be deemed unscrupulous under the new rules.

4. Tenant rights and access issuesThe Bill addresses various areas such as:

• Prohibiting discrimination (e.g., tenants on benefits or with children). blog.goodlord.co

• Giving tenants the right to request pets and preventing “blanket bans”. The Independent Landlord

• Strengthened minimum property standards, quicker repair times for hazards (e.g., via the so-called “Awaab’s Law” provisions) for some hazards. lettingaproperty.comImplication: This means you’ll want to audit your properties for compliance (safety, hazards, standards), update your tenancy policy (pets, guarantors, etc.), and ensure your marketing & tenancy docs reflect the new rights. These are also risk areas for enforcement or tenant complaints.

5. Enforcement, landlord registration / database & redressThe Bill proposes stronger enforcement mechanisms, a database/portal for private rented sector properties and landlords, and a new ombudsman or redress scheme for landlord/tenant disputes. www.hoganlovells.com+1Implication: You’ll want to ensure you’re signed up to any required landlord/agent schemes, your record-keeping is robust, and you’re ready for increased transparency (and possibly more regulatory inspections or penalties for non-compliance).

What Is The Timeline & What’s Already In Force?

• The Bill is currently progressing through Parliament, and though many of its proposals are set out, the commencement date (the date when each provision becomes law) is yet to be finalized. lettingaproperty.com+1

• For example, the ban on section 21 notices is likely to take effect only once the requisite court reforms and secondary legislation are in place. The Independent Landlord+1

• Some provisions (e.g., rent in advance cap) are already described in official guidance as upcoming. GOV.UK

• For your business (Circle Doors) this means preparation is key: Now is the time to audit your processes and documentation rather than wait.

  
  

How This Affects You in Property Management / Lettings

Given your focus on property management and lettings, here’s how I suggest you approach the change:

1. Audit your tenancy agreements – Ensure they are compatible with the new model (periodic tenancies, transparent terms, tenant rights around pets etc.).

2. Tenant screening & communication – With greater tenant security and fewer ‘easy’ exit routes, managing relationships becomes more important. Encourage open communication, set expectations, keep detailed records (rent ledgers, inspections, maintenance).

3. Maintenance & standards compliance – Prioritise property condition: hazards, damp, mould, safety certificates, record-keeping, speedy repairs. The new regime will heighten risk of complainants and enforcement if standards slip.

4. Rent review / increase strategy – Design a clear policy for how and when rent is increased (ideally once a year, in line with market). Be transparent with tenants; avoid surprises or unfair practice which may expose you to challenge.

5. Upfront costs & deposits – Review how much rent you ask in advance, deposit models, guarantors; check you’re not inadvertently breaching new standards or guidance.

6. Landlord/agent regulatory framework – Stay informed about any required registration schemes, landlord-databases, ombudsman/complaints schemes; join early and keep documentation ready.

7. Marketing & letting policy – Check you’re not using blanket bans (e.g., pets, children, benefits), and update your marketing copy and agent-briefs to reflect inclusive policies and lawful practices.

8. Inform landlords and tenants – Use this as an opportunity. You can advise your landlord clients: “Here’s how these changes affect you, and here’s what we’re doing to ensure you remain compliant and mitigate risk.” At the same time, you can reassure tenants that you’re staying ahead of the changes, which will reassure both parties.

   
   

Opportunities & Challenges

Opportunities

• You can position your business as being ahead of the curve — “fully compliant with forthcoming rental reforms”, which may attract landlords looking for a pro-active manager.

• Better tenant security may lead to longer tenancies (less turnover) and potentially more stable income/management fee stream.

• The improved tenant-experience could enhance tenant retention, reputation, referrals.

Challenges

• Some landlords may feel the increased regulatory burden and may exit the lettings market or reduce investment. This could impact supply and therefore opportunities, but also possibly lead to increased competition for fewer properties.

• Transition risk: During the change-over period there may be uncertainty (which regulations apply when). You will need to keep abreast of updates and manage expectations.

• Cost implications: Upgrading property standards, managing historic tenancies, dealing with more complex eviction/possession scenarios may increase administrative and legal cost.

  
  

What to Do Now — Action Checklist

• Review your tenancy agreement templates now and start drafting updates for when the Bill comes into force.

• Audit all current tenancies (fixed term / periodic) and note: what will happen when new rules apply.

• Update your landlord-client pack/briefing to include “Reform readiness” and what landlords should expect (e.g., you’ll adapt fixed terms, manage longer-term tenancy relationships, etc.).

• Review marketing materials: remove any blanket exclusion clauses (e.g., “no pets”, “no benefits”) and ensure your processes comply with future anti-discrimination requirements.

• Review your property portfolio compliance: safety checks, hazard inspection protocols (including damp/mould). Create a maintenance schedule.

• Budget and plan for changes in administrative cost, legal support, training for staff/agents.

• Keep watching for Government announcements: commencement dates, regulations, guidance. Set up alerts / subscribe to updates from sources like Shelter England or landlord-agent trade bodies.

• Communicate with landlords and tenants: send a blog or newsletter piece explaining the upcoming reforms, what it means for them, and how you’re preparing. Transparency builds trust.

Final Thoughts

The Renters’ Rights Bill marks one of the most significant overhauls of the private rented sector in England in many years. For your business, Circle Doors, this is both a challenge and an opportunity. The landlords and tenants you serve will be looking for guidance, reassurance and professional service — and you can position yourself as the manager who is “ready for the future”.

By starting your preparations now, you’ll reduce risk, improve your service standards, and differentiate yourself in a market that’s likely to evolve sharply in coming years.