Aspire to Move’s guide to the renters’ reform bill

The biggest responsibility as a landlord is to ensure that your property is safe, hygienic and habitable for your tenants. It seems like an easy thing to tick off the list; however, the government has recently introduced an update to the current legislation bill to make sure that these responsibilities are met.

Read on through this blog to learn more about how this new bill will affect landlords, tenants and even local councils.

 

What is the Renters’ Reform Bill?

The original Renters (Reform) Bill has evolved into the Renters’ Rights Bill (The Renters’ Rights Act 2025). This piece of legislation is a long-awaited overhaul designed to reshape current renting policies and laws in England. The primary aim of the bill remains to expunge any imbalances between landlord and tenant relationships, creating a more balanced and secure environment for the country’s private renters.

First announced in April 2019, the Bill was revived following the 2022 Queen’s speech with the promise to “strengthen the rights of tenants.” 

After numerous stages and debates, the legislation is now setting the foundation for tenants to have more security and greater rights, ensuring all rented properties meet a basic minimum standard of living.

Unlike the previous uncertainty, the legislation is now at its final stage. 

The Renters’ Rights Bill has completed its passage through both Houses of Parliament as of October 2025 . While the full implementation will be phased, with the major changes (like the abolition of Section 21) expected to take effect around April to June 2026, the sector must begin preparing now for this fundamental shift in renting in England.

 

Key Changes in the Renters’ Rights Bill

The Renters’ Rights Bill is set to introduce fundamental changes that will significantly impact both tenants and landlords across the private rented sector in England. These reforms are designed to create a more secure and balanced rental market.

The key changes that are now confirmed or nearing finalisation include:

1. ASTs become periodic tenancies
2. New tenancy structure
3. Clearer grounds for termination and limits on ‘no-fault’ evictions
4. New rules on rent increases
5. Restrictions on rent bidding
6. Greater rights for tenants to keep pets
7. New anti-discrimination measures
8. New standards for private rented homes
9. New landlord registration and redress requirements
10. Expanded local authority powers for enforcement

 

1. ASTs Become Periodic Tenancies

The current system of fixed-term Assured Shorthold Tenancies (ASTs) will be abolished. 

All tenancies will transition to a single, periodic tenancy structure. This means a tenancy will no longer have a fixed end date and will continue to roll periodically (usually month-to-month) until ended by the tenant or landlord using the new legal grounds. 

This provides tenants with greater security and flexibility.

2. New Tenancy Structure

The new structure is a single form of assured periodic tenancy. 

The key change is that tenants gain the flexibility to end their tenancy by giving two months’ notice at any time. This offers tenants more freedom to move for work, family, or to buy a home without being locked into a fixed term. 

For landlords, the tenancy remains periodic and can only be ended using one of the new, specified legal grounds.

3. Clearer Grounds for Termination and Limits on ‘No-Fault’ Evictions

The most significant reform is the abolition of Section 21 ‘no-fault’ evictions. Landlords will now be required to use the reformed Section 8 grounds for possession, providing a legitimate reason for ending the tenancy. These grounds are clearer and include:

• Amended Grounds for Possession: New mandatory grounds are introduced for situations such as the landlord or their close family needing to move into the property or the landlord needing to sell the property.
  
  To prevent misuse, there will be a 12-month protected period at the start of a tenancy where these grounds cannot be used, and the notice period will be extended (typically to four months).
• Rent Arrears: The mandatory ground for rent arrears is strengthened to protect tenants, requiring them to be in the equivalent of three full months’ arrears before this ground can be relied upon, up from the current two months.

 

4. New Rules on Rent Increases

The new rules standardise and limit rent increases:

• Frequency: Landlords will only be able to increase rent once every 12 months.
• Procedure: All increases must be made using a statutory Section 13 notice, giving tenants at least two months’ notice.
• Tenant Challenge: Tenants retain the right to challenge an excessive increase at the First-tier Tribunal. A crucial change is that the Tribunal will no longer be able to set the rent higher than what the landlord initially proposed, encouraging tenants to challenge unfair hikes.
• Prohibit Rent in Advance: Landlords are generally prohibited from requiring rent to be paid in advance for more than one month before the tenancy is signed, and clauses requiring advance payment during the tenancy are unenforceable.

5. Restrictions on Rent Bidding

To tackle the practice of tenants being encouraged to bid up the rent, the Bill includes restrictions on rent bidding:

• Landlords and agents are required to publish a specific asking rent for the property.
• It will be illegal to invite, encourage, or accept an offer for a higher rent than the one advertised, even if the higher offer is made voluntarily by the tenant.

6. Greater Rights for Tenants to Keep Pets

The reforms grant tenants the right to request a pet.

• Reasonable Request: Landlords must consider and not unreasonably refuse a tenant’s request to keep a pet. They must respond to the request within 28 days.

7. New Anti-Discrimination Measures

The Bill tackles unfair discrimination in the rental market:

• It makes it illegal for landlords or agents to impose blanket bans or discriminate against prospective tenants who receive benefits (often referred to as ‘No DSS’) or those with children. This is designed to ensure fairer access to housing for all.

8. New Standards for Private Rented Homes

The Bill brings the Decent Homes Standard into the private rented sector. 

This is a statutory minimum standard that all private rental properties will be required to meet, ensuring they are:

• In a good state of repair.
• Equipped with adequate facilities and services.
• Free from the most serious health and safety hazards.
• Awaab’s Law: The extension of Awaab’s Law is a key part of this section, placing legal requirements on private landlords to investigate and fix serious hazards like damp and mould within strict, legally mandated timeframes.

9. New Landlord Registration and Redress Requirements

Two new key requirements for landlords are introduced:

• PRS Database: Landlords will be legally required to register themselves and their properties on a new national Private Rented Sector (PRS) Database.
• PRS Ombudsman: All private landlords must join a new, single Private Rented Sector Ombudsman scheme. This body will provide a mandatory, impartial, and legally binding route for tenants to resolve disputes and seek redress without having to go to court.

 

10. Expanded Local Authority Powers for Enforcement

The legislation will grant greater powers to local authorities to ensure compliance and crack down on rogue landlords:

• Local councils will have expanded investigatory and enforcement tools.
• They will be able to impose stronger civil penalties on landlords who breach the new rules and standards. The aim is to create a more robust system of accountability for non-compliant property owners.

 

Aspire to Move’s Commitment

With Aspire to Move, both you and your property are in safe hands. 

We pride ourselves on our positive relationship with all of our clients, whether you’re a landlord, tenant, or student, ensuring we stay fully compliant with all new legislative changes to deliver professional and ethical service.

Contact us today for ongoing support