Understanding the Renters’ Rights Bill

What landlords and tenants need to know

The Renters’ Rights Bill represents the most significant reform to the private rental sector in decades. Introduced in September 2024, it has passed all parliamentary stages in the House of Commons as of 22nd October 2025 and is now awaiting Royal Assent, with some sources  indicating it could come into effect around April 2026. These changes are set to fundamentally reshape the landlord-tenant relationship in England, and it is crucial for both landlords and tenants to understand what is coming.

I will break down the key elements of the bill, explain how it will affect notice periods, and highlight why working with a reputable letting agency has never been more important.

For landlords, the message is clear: education and preparation are key. Working with a reputable letting agency and understanding the nuances of the bill will help navigate the transition smoothly. For tenants, the bill offers greater certainty and protection, ensuring they can plan their lives without fear of sudden eviction.

Key changes introduced by the bill

The Renters’ Rights Bill is comprehensive, but some changes are particularly significant and will affect the daily operations of landlords and the security of tenants.

1. Section 21 “No-Fault” Evictions Are Abolished

One of the most talked-about aspects of the bill is the abolition of Section 21 notices. Historically, landlords have relied on Section 21 to regain possession of their property without giving a reason. This so-called “no-fault” eviction has been a controversial aspect of the rental market, as it offered landlords a simple way to end a tenancy while leaving tenants with little security. 

When the new bill comes in, landlords will no longer be able to use Section 21 to regain possession. Instead, they must rely on specific grounds, such as tenant fault or legitimate landlord needs (e.g., selling the property or moving in themselves), under the amended Section 8. This shift is designed to give tenants greater security and peace of mind, while still allowing landlords to protect their property in justified circumstances.

2. All Tenancies Will Become Periodic

Another major change is that all tenancies will automatically become periodic. Currently, most private rental agreements in England are Assured Shorthold Tenancies (ASTs), often with a fixed term of six or twelve months. Under the new system, fixed-term agreements will be replaced by rolling periodic tenancies, providing tenants with ongoing security without the fear of losing their home at the end of a fixed term, while still giving landlords predictable tenancy structures.

Periodic tenancies also create a more balanced relationship: tenants have the flexibility to plan for the future, and landlords still retain legal avenues to regain possession under defined conditions.

Although, most tenants would prefer a long term fixed tenancy for security, this does mean a landlord must give a reason to request the property back. The Section 21 can be used without giving a reason and this was where the government wanted to change mindsets, hence agreeing to abolish it.

Notice periods: What landlords and tenants need to know

One of the most important practical aspects of the Renters’ Rights Bill is how it changes notice periods. Both landlords and tenants must understand these rules to avoid disputes and ensure compliance.

Tenant Notice

Tenants under periodic tenancies will now be required to give two months’ notice if they wish to vacate a property. This is a change from some current arrangements where shorter notice periods may apply. The aim is to strike a fair balance: tenants can leave with sufficient time to plan, and landlords have notice to prepare for re-letting or other arrangements.

Landlord Notice

For landlords, the notice requirements are more nuanced and depend on the grounds for possession:

• Fault grounds (e.g., rent arrears, antisocial behaviour): Landlords may give between two weeks and two months’ notice, depending on the severity of the issue.
• Non-fault grounds (e.g., selling the property, moving back in): Landlords must give four months’ notice.

This represents a departure from the simplicity of Section 21 notices, where a flat two-month period applied regardless of reason. Now, the law is more granular, reflecting the seriousness or type of possession grounds.

Why understanding the bill is essential

For landlords, it is vital to fully understand these changes and adapt their practices accordingly. The abolition of Section 21 means that landlords can no longer simply rely on “no-fault” notices to regain their property. They must have clear, documented reasons aligned with the new legal grounds and provide the correct notice periods.

Working with a reputable letting agency becomes even more important under this new regime. Experienced agents can guide landlords through the complexities of compliance, manage the required notices correctly, and ensure that properties are let and re-let in line with the law. Mistakes could lead to legal disputes, delayed possession, or even penalties.

For tenants, understanding the bill provides confidence and clarity about their rights. The new rules provide enhanced security, prevent arbitrary evictions, and offer clear timelines for both leaving and staying in a property.

Lessons from 40 years in the lettings industry

Having spent 40 years in the lettings industry, I can confidently say that most landlords are responsible and considerate. In my experience, when Section 21 notices were used to regain a property, it was 98% of the time for valid reasons, such as rent arrears or the landlord needing to sell or move back in. Most landlords want to maintain happy tenants, and the new bill is designed to make that relationship more transparent and fair.

The challenge now is adapting to a system where these processes are codified and legally structured. Landlords must document their reasons for possession, follow the correct notice periods, and understand that the court may need to be involved to grant possession. The simplicity of Section 21 will be gone, but it is replaced with a fairer, more transparent system that benefits both parties in the long term.

What landlords should do now

Even though the Renters’ Rights Bill will not come into effect until approximately April 2026, there are several practical steps landlords can take now:

Review current tenancy agreements: Ensure they can be converted smoothly to periodic tenancies.

Update tenancy management processes: Develop templates for new notice periods and understand what documentation will be required for each ground of possession.

Engage with reputable letting agents: They can provide guidance on compliance, manage notices correctly, and protect both the landlord and tenant legally.

Communicate with tenants: Providing clear information about the upcoming changes can reduce confusion and maintain goodwill.

Conclusion

The Renters’ Rights Bill marks a transformative moment for the private rental sector. By abolishing Section 21, converting tenancies to periodic, and creating clear notice periods, the legislation balances tenant security with landlord rights.

In short, the bill represents a more balanced, fair, and transparent rental sector — a win for tenants and a guidepost for landlords to operate responsibly. Those who prepare now will be best placed to benefit from the new system when it comes into force in 2026

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