Renters' Rights Bill

The biggest overhaul of private renting in England

While we accept the need for reform, we share members' grave concerns with specific areas of the proposed legislation, and the impact this will have across the sector with the current lack of enforcement by local authorities. We are pushing for a balanced approach between the rights of landlords and tenants.

What's included in the Renters' Rights Bill?

Whilst timings and details are still lacking, a Guide to the Bill was issued on 26 September 2024, whilst it outlines everything in the Bill including:

• Abolishing Section 21 ‘no fault evictions’ with new and expanded possession grounds.
• Introduce new measures to end rental bidding wars by landlords and letting agents.
• Tenants will have the right to request a pet and landlords will be allowed to request insurance to cover potential damage from pets if needed.
• Applying a Decent Homes Standard and ‘Awaab’s Law’ to the private rented sector.
• Creating a digital private rented sector database with key information for landlords, tenants, and councils.
• A new ombudsman service for private rented sector landlords.
• Making it illegal for landlords to discriminate against tenants in receipt of benefits or with children when choosing to let their property.
• Strengthening local councils’ enforcement powers through expanded Rent Repayment Orders and increases to fines.

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Propertymark's position

We continue to make the case for evidence-based policies that support a flexible and fair private rented sector for all. With such significant changes being proposed to the current tenancy regime, there must be a commitment to ensure the court system and grounds for possession are robust and fit for purpose.

Furthermore, without an enhanced, effective and well-resourced enforcement regime from local authorities, it is unlikely that any benefits from the reforms will be realised. 

We are in dialogue with the Ministry of Housing, Communities and Local Government (MHCLG) and will be responding to consultations and provide evidence of unintended consequences.

Join the campaign

Writing to your MP or a Peer as a local resident and business owner or employee is a powerful way of ensuring your voice is heard. There is huge demand for rented property across the country, so it is vital that legislative change is fit for purpose and does not cause landlords to leave the sector or deter new entrants from providing much needed homes to rent.

To improve the UK Government’s proposals and make the PRS fairer for all, further reform is needed in the following areas:

Retaining fixed term options
A tenant should be able to agree to a fixed-term tenancy when it is mutually beneficial for both parties. A fixed term gives landlords and tenants a guarantee as to the length of time the tenancy will last. The tenant has security of tenure for the full tenancy period and the landlord knows that rent payments will be made for the whole fixed-term period. This is particularly important for student lettings.

Court reform before Section 21 is abolished
The UK Government acknowledge that court reform is essential. However, proposed reforms will not be implemented before Section 21 is abolished. This will likely mean that courts already having difficulty dealing with the volume of cases cannot function. The UK Government must also provide more details and clarity on how their plan to digitise the court system and improve access to justice.

Allowing more pet friendly properties
There needs to be detailed guidance on what is meant by ‘unreasonable’ should the property not be suitable for pets. This is particularly important in rural areas where pets near livestock are unsuitable. The UK Government must also enable the level at which deposits are set to be more flexible to reflect the greater risk of renting with pets.

Qualification and regulation of property agents
Introducing minimum standards to work in the sector and statutory rules to ensure letting agents are suitably qualified will ensure parity with the social rented sector, drive up standards and help deliver a fairer private rented sector for tenants and landlords. 

Members: Download the campaign toolkit

To help you understand the changes the Bill will bring and to disseminate this information to your landlords — our Toolkit provides information, guidance, training, and handy templates to help you prepare for the future as well as resources to contact your MP and Peers to inform them of your concerns.

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Parliamentary process

A Bill is a proposal for a new law or a change to an existing one, presented for debate in Parliament. It can start in either the House of Commons or the House of Lords but must be approved in the same form by both to become an Act. The process typically takes nine to twelve months.

Before becoming law, a Bill has to go through multiple stages in both Houses, allowing for debate and amendments. Any changes must be agreed upon by both Houses before the Bill is sent to the King for Royal Assent.

Supporting members

We will be supporting property agents to adapt through the transition. We will be creating resources as the Bill makes it's way through the parliamentary process as the details become clearer. Members, please check you communication preferences to ensure you are receiving newsletters and legislative to make sure you stay informed every step of the way.

Featured webinar recording

18 Feb 2025

Renters' Rights Bill moves to the Lords

The Renters' Rights Bill completed the Third Reading and Report Stage on 14 January 2025, moved to the House of Lords where the Second Reading took place on 4 February 2025. In our continued quest to support property agents in adapting, Timothy Douglas, Jan Hÿtch PPNAEA, FARLA, FNAVA, and Valerie Bannister PPARLA outlined what's happening, the next stages, and Propertymark's ongoing lobbying efforts.

Watch now

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