In This Guide:
UK landlords, listen up. The Renters Rights Bill 2025 changes things. This post tells you:
- What it is. Why it matters.
- No more Section 21 evictions.
- New rules for rent month by month.
- Rent can go up once a year. You must give notice.
- One deposit moves with the renter.
- No more bidding wars for rent.
- Renters get more rights. You must follow rules.
Big Changes for Landlords: What the End of Section 21 Means for You
If you’re a landlord, the way you rent out property is about to change—big time. Section 21, also known as the “no-fault eviction” rule, is being scrapped. That creates some challenges, but you can still rely on a number of valid reasons to end a tenancy.
So, what’s actually changing, and what do you need to do to stay on the right side of the law? Let’s break it down.
Section 21 is Out – Real Reasons Only Now
The days of simply asking tenants to leave using Section 21 are over. Going forward, you’ll need to rely on Section 8—this means giving a legitimate reason based on ‘grounds for eviction’, such as rent arrears, antisocial behaviour, or needing the property for yourself or family.
What to do now:
-
Keep detailed records of rent payments, tenant behaviour, and communication.
-
Review your tenancies to make sure everything’s in order—this can speed things up if you do need to take action.
- Ensure that your property is 100% compliant, e.g. with HMO regulations (if applicable).
All Tenancies Becoming Month-to-Month
Under the new system, all tenancies will move to a rolling, month-by-month agreement (currently known as a periodic tenancy). This gives tenants more flexibility—they can leave with just two months’ notice at any time. For landlords, that makes planning ahead a bit more unpredictable.
What this means:
-
Tenants can leave quickly, whenever they want.
-
You can only end a tenancy for valid legal reasons.
-
You won’t always know how long someone will stay.
Smart move: Offer perks for long-term renters and check in regularly to make sure they’re happy—it’s one of the best ways to keep good tenants around.
Rent Increases: Once a Year, with Notice
You’ll now only be able to raise the rent once per year—and you’ll need to give tenants two months’ notice using a formal document (called Section 13) – any clauses in the existing AST are likely to be null and void.
Best practices:
-
Always document rent increases and keep copies.
-
Never raise rent verbally—stick to the legal process.
- Always keep increases fair and reasonable, close to market rates, to avoid tribunal action.
One Deposit That Follows the Tenant
Tenants won’t have to find a new deposit before getting their old one back. Instead, their deposit will move with them from one rental to the next. This reduces upfront costs for them—but it means landlords need to be extra cautious.
Here’s what to know:
-
A third-party scheme will manage deposit transfers.
-
You’ll still need to protect deposits through an approved scheme (as you should currently)
-
Communicate clearly with both incoming and outgoing tenants about how deposits will be handled.
No More Bidding Wars
You can’t accept more rent than the advertised rate. In reality, this rarely happened anyway, but it will no longer be acceptable to take higher offers just because someone’s willing to pay more. Everyone gets a fair shot at the listed price.
Stick to this rule:
-
Always advertise the actual rent.
-
Say no to offers above the asking price—even if they sound tempting.
-
Keep records of all rent-related conversations.
Tenants Get More Rights
The new rules aim to protect renters—especially those who’ve been treated unfairly in the past. You can’t turn someone away just because they get housing benefits, have kids, or own a pet. You can still say no to pets, but you’ll need a clear, reasonable reason.
Plus, there’s a big new legal duty to deal with problems like damp and mold—thanks to Awaab’s Law.
What’s required:
-
No discrimination based on benefits, children, or income source.
-
Be open to pet requests—just don’t blanket-refuse them.
-
Fix issues like damp and mold promptly – as most landlords would anyway.
What Should Landlords Do Now?
These changes affect everything from how you advertise a property to how you manage evictions and rent. Staying informed is key.
Take action:
-
Review your tenancy agreements and update them if needed.
-
Use the correct paperwork for notices, rent increases, and deposits.
-
Train your staff or portfolio managers on the new rules.
-
Don’t be afraid to ask for professional advice—it could save you time and stress.
We’re Here to Help
All these changes can feel overwhelming, especially if you manage multiple properties. That’s where we come in. Whether you’re a first-time landlord or run a large portfolio, we’ll help you navigate the Renters Reform Bill 2025, stay compliant, and keep your rentals running smoothly.
Need help? Reach out and see how we can support you through these big changes.