Renters Rights Bill: A 2025 Guide for Property Managers

The UK’s Renters' Rights Bill – a landmark overhaul of tenant rights – has passed Parliament and now awaits the Final Stages. This legislation, first introduced in late 2024, is the most significant reform to the private rented sector since the Housing Act 1988. It's primary goal is to give tenants greater security and improve housing standards, addressing what the government calls “long overdue” changes in a sector that currently offers some of the least affordable, poorest quality, and most insecure housing in the country. In this blog, we break down what property managers need to know about the Bill (formerly known as the Renters’ Reform Bill) and how to prepare for the imminent changes.

Key Changes Under the Renters' Rights Bill 

If granted Royal Assent, the Renters' Rights Bill will introduce sweeping reforms for landlords, tenants, and property professionals. Although not law yet, it’s highly likely to be enacted in Autumn 2025, so property managers should familiarise themselves with the key provisions as they currently stand. Here are the major changes at a glance:

• End of ‘No-Fault’ Evictions (Section 21 Abolished) & Move to Periodic Tenancies:

The Act will abolish Section 21 evictions, meaning landlords can no longer evict tenants without giving a reason. Instead, all new and existing tenancies will become periodic (open-ended) rather than fixed-term. Tenants will be able to stay indefinitely unless the landlord can prove a specific legitimate ground for possession (e.g. serious rent arrears or wanting to sell the property. This gives tenants much more security in their homes, and landlords/property managers must be prepared to cite valid grounds for any future eviction.

• Stronger Grounds for Eviction (Revised Section 8):

To balance the removal of Section 21, the law will expand and strengthen Section 8 eviction grounds for landlords. Landlords will have clearer rights to evict in legitimate situations – for example, if a tenant accumulates significant arrears, engages in anti-social behavior, or if the owner needs to sell or move into the property. However, evictions will require court orders, and with courts already busy, property managers should expect that regaining possession might take longer than under the old no-fault process.

• Limit on Rent Increases:

Rent increase rules will tighten. Landlords will be limited to one rent increase per year, delivered via a formal Section 13 notice, and must give tenants at least two months’ notice of the raise. Rent hikes will need to be justified, and tenants will have new rights to challenge “excessive” increases at the First-tier Tribunal if they feel the increase is above market rate. This means property managers should plan for more structured annual rent reviews and be ready for potential disputes if tenants contest an increase.

• Ban on Rental Bidding Wars:

The practice of “rent bidding” – where prospective tenants offer above the asking rent to secure a property – will be outlawed. Landlords and agents cannot advertise or accept rents higher than the listed asking price. The Bill explicitly prohibits inducing bidding wars between renters, with fines up to £7,000  for those who violate this rule. In practical terms, you should list a fair market rent and stick to it. 

• Property Quality Standards (Decent Homes Standard & Awaab’s Law):

All rental properties must meet the Decent Homes Standard – a set of minimum quality criteria previously applied to social housing. This will legally require landlords to ensure properties are safe, in good repair, and free of serious hazards. Notably, “Awaab’s Law” is being extended to the private sector, mandating landlords to address serious issues like damp and mold within strict timeframes. Property managers will need to proactively schedule repairs and property inspections to stay compliant with these higher standards, as local authorities will have stronger enforcement powers to inspect and act on substandard rentals. 

• New Tenant Rights – Pets and Anti-Discrimination:

The Bill introduces new protections for tenants in choosing their home. Landlords cannot unreasonably refuse tenants who wish to keep pets. Tenants will have a right to request a pet in their rental, and while landlords can set reasonable conditions (such as requiring pet insurance for potential damage), blanket “no pets” policies will largely become a thing of the past. In addition, blanket bans on renters with children or those receiving benefits (DSS) will be illegal – landlords cannot discriminate against tenants based on family status or income source. 

• Mandatory Ombudsman and Landlord Registration:

A new Private Rented Sector Landlord Ombudsman will be established to resolve disputes between renters and landlords impartially. All private landlords will be required to register on a national database (landlord register) as part of a Private Rented Sector Database. This means as a property manager, you may need to help your client landlords sign up and ensure each property is registered. Non-compliance could lead to hefty penalties – councils can issue fines up to £7,000 for failing to join the register, and up to £40,000 or criminal prosecution for repeat or serious breaches (for example, giving false information). These measures aim to drive accountability and enable enforcement against rogue landlords by tracking every rental property and its landlord.

These reforms (among others) are set to roll out in England’s private rented sector and represent a comprehensive shift towards a tenant-centric approach. For property managers, it means major adjustments in how tenancies are structured and managed – from advertising and vetting tenants, to handling tenancy agreements, rent reviews, and property maintenance. It’s crucial to understand that while the Bill is not yet law, it’s highly likely to receive final approval, so starting to prepare now will put you ahead of the game.

Embracing Change with the Right Tools

Uncertain about how the Renters’ Reform Bill will affect your day-to-day?

Propman gives you clarity and control, with everything from periodic tenancy support to detailed audit trails and rent regulation features. Speak to our team to see how Propman can help you adapt with confidence.

Want to know more?

The Renters’ Rights Bill is just one part of a much bigger shift in the sector. Our State of Property Management report explores what’s top of mind for property professionals in 2025 from compliance pressures to digital transformation. Download your copy below to see where the industry is heading.