After lengthy campaigning and evidence sessions, the UK Government is not budging on periodic tenancies. Our view is that a tenant should be able to agree to a fixed-term tenancy when it is mutually beneficial for both parties. The tenant has a security of tenure for the tenancy period, and rent payments will be made for the whole fixed-term period. This is particularly important for student lettings. However, an amendment was supported to expand Ground 4A, giving landlords of one- and two-bedroom student properties the right to regain possession to prepare for new student cohorts.
The new tenancy regime
- Fixed-term and assured tenancy agreements scrapped — no six or 12-month contracts or end dates, just open-ended agreements
- From the date of the legislation commencing, all new assured tenancies must be periodic from the start of the tenancy, and all existing assured tenancies will also become periodic
- Tenants can leave with two months’ notice at any time
- Landlords must give a valid reason to repossess and provide evidence
- Section 21 abolished
Clause 1 of the Bill inserts a new Section 4A into the Housing Act 1988, which states that any term of an assured tenancy that tries to create a fixed term or sets a different tenancy period to the rent period will be legally void. Instead, all new assured tenancies must be periodic, with rent payable monthly or every 28 days. Clause 2 abolishes assured shorthold tenancies altogether.
The Bill also amends sections of the Housing Act 1988 so that long leases (of between seven and 21 years) cannot be assured tenancies. This will allow leases longer than seven years to have fixed terms, which is necessary for longer leases to function. This will primarily affect shared
Enactment dates
15 July 2025 is the third day of the Report Stage in the House of Lords, followed by the Third Reading in the House of Lords on 21 July 2025. Parliament recess starts shortly after, so the UK Government may push the Bill for Royal Assent before MPs break for the summer. Otherwise, the Renters’ Rights Bill won’t become law until Autumn 2025.
The role of a professional letting agent
Letting agents will need to adjust their approach to managing tenancies, renewals, and notices. They will also need to understand how things will change for their landlords and tenants so they can support them through the process and demonstrate the value of working with a qualified, professional agent.
Propertymark members can utilise our fact sheet and FAQs to help them understand the Bill and support their clients.
Talk to your landlords
Landlords who rely on fixed terms to plan finances, manage student lets, or sync contract end dates will lose that control. This reform isn't just a technical change—it fundamentally alters how rental businesses operate.
Update your processes
Prepare for changes in advertising, referencing, and how you log and resolve tenant issues, and make sure all staff have access to training and reliable sources of information. Review existing insurance products and fee structures to ensure they remain valid under the new rules.
Training support from Propertymark
Be guided through areas where the Renters’ Rights Bill will affect letting agents and landlords. Our virtual course also offers surmountable tips, insights and advice on how to prepare for the new regime.
