Renters’ Rights Bill — the end of fixed-term tenancies

The UK Government’s stated aim is to give tenants greater flexibility and security, while ensuring landlords uphold higher standards. Ministers argue that fixed terms can leave tenants trapped in substandard housing and make it harder for both parties to adapt to changing needs. Under the new system, every tenancy— whether new or existing—will automatically become periodic. Coupled with the abolition of Section 21 evictions, this marks a fundamental change in how the rental market will operate.

UK Government Guide to the Renters' Rights Bill  →

Ping pong parliamentary stage

The Bill is scheduled to return to the House of Commons on 8 September 2025, and the legislation will move between the Commons and the Lords until all amendments are agreed. This process can be unpredictable; the exact implementation timetable will depend on parliamentary negotiations.

Impact on letting agents

For letting agents, these reforms will bring both operational challenges and opportunities for growth. Landlords are likely to face a heavier compliance and administrative load, prompting many to seek more support from agents. This creates the chance to convert more let-only clients to fully managed or rent-collection services, especially given that fewer than one in five landlords currently use full agency management.

Agents can also add value by managing rent reviews under Section 13 notices, offering Rent Protection Insurance to safeguard landlords’ income, and conducting thorough tenant referencing to reduce risks. Shorter notice periods will make rapid property turnover more essential than ever, demanding strong marketing strategies and regular communication with both landlords and tenants. Education will also play a crucial role for agents, ensuring clients understand the new tenancy framework and their respective rights and responsibilities.

Impact on landlords

For landlords, the changes will feel even more far-reaching. Many rely on fixed terms to plan their finances, manage student lets, or align contract end dates with other commitments. Losing that certainty may prompt some to be more cautious when selecting tenants, particularly in cases where incomes are less stable.

The stricter repossession rules will also mean landlords must be prepared to provide clear evidence when seeking possession. Some may view the process as overly complex and decide to exit the market entirely, which could decrease the overall supply of rental homes.

How to prepare now

Letting agents should begin reviewing their advertising, referencing, and issue-resolution processes to ensure they are fit for the new regime. Staff training will be essential so that everyone understands the legal changes and how to apply them in practice. It is also a good time to re-evaluate insurance products and fee structures to confirm they remain relevant and compliant.

Now is also a good time to speak to landlords, to help them understand exactly how the changes will affect them. Planning for more flexible tenancy timelines, considering income protection measures, and becoming familiar with the revised repossession grounds will all help to ensure a smooth transition.

Active monitoring and responsive marketing

For most, the shift will require significant adaptation of business operations. There is likely to be greater emphasis on thorough tenant referencing and vetting processes to pre-empt potential tenancy issues. Managing agents will need to check in with tenants and landlords more frequently during the tenancy as notice periods are shorter, increasing the risk of sudden vacancies. It will also be vitally important to have robust documentation systems to evidence grounds for eviction if needed.

Getting contingency plans in place for remarketing properties quickly will help to minimise vacancy gaps. Because increased churn is a possibility, agencies should also be prepared to deal with more viewings and admin. Although, it is true that when new fixed-term tenancies were banned in Scotland in 2017, concerns about tenants moving more often did not materialise.

Propertymark support for members

We will continue to represent members as the Bill moves towards becoming law by lobbying for clear and practical guidance, better resourcing for local authority enforcement, and more efficient court processes. We are also maintaining our campaign for the regulation of property agents, drawing on successful examples from Scotland and Wales, where mandatory registration and qualifications have improved professional standards and reduced complaints.

Propertymark will communicate every nuance and update, and members need to ensure they are signed up to receive newsletters and legislative updates. Checking communication preferences is key to staying informed.

Members also have access to a range of support, including fact sheets, FAQs, webinars, and specialist training courses. These resources are regularly updated as details of the legislation are confirmed.