Renters Rights Bill

1. Assured Shorthold Tenancies (ASTs) Will Be Abolished

• ASTs will be replaced with assured periodic tenancies that run month-to-month from the start.
• There will be no more fixed terms.
• Tenants can end the tenancy at any time with 2 months’ notice, aligned to their rent payment date.
• If one tenant serves notice, it applies to all tenants.

2. Section 21 Will Be Scrapped

• Instead, Section 8 must be used — landlords will need to cite specific legal grounds (e.g. needing to sell, move in, tenant arrears, antisocial behaviour).
• If selling or moving in, landlords must:
• Give 4 months’ notice
• Wait until at least 12 months after the tenancy started

3. Rent Increases Will Be Regulated

• Allowed once per year only using a Section 13 notice
• Must reflect local market rents (evidence required if challenged)
• Tenants can challenge rent increases through the First Tier Tribunal, but only before the new rent takes effect

4. Tenant Protections & Fairer Lettings

• No rental bidding – rent must be advertised clearly, and landlords cannot accept offers above the advertised price
• Landlords cannot discriminate against tenants with children or those receiving benefits
• Tenants can request to keep pets, and landlords must not unreasonably refuse (unless the superior landlord prohibits them)

5. Additional Reforms (via Secondary Legislation)

Some parts of the Bill will be rolled out after Royal Assent through secondary legislation. These include:

• Mandatory Landlord Redress Scheme – landlords must join before marketing a property
• PRS Database – landlords will need to register themselves and their properties
• Written tenancy agreements required for all lets
• Awaab’s Law – sets clear timelines for repairs of health and safety risks
• Decent Homes Standard – introduces minimum property standards across the private rented sector

6. When Will It Come Into Effect?

• The Bill is expected to become law in Autumn 2025
• Most rules will apply to both new and existing tenancies at the same time
• Some parts (those needing secondary legislation) will roll out later
• An adjustment period is likely before enforcement begins

7. Stricter Penalties for Non-Compliance

• Up to £7,000 for initial or minor breaches
• Up to £40,000 for serious or repeat offences
• Rent Repayment Orders could force landlords to repay up to 24 months' rent
• Company directors and landlords may also be held personally liable

How David Astburys Can Help

At David Astburys, we’re already working with landlords to:

• Review tenancy agreements
• Plan for the switch from fixed-term to periodic lets
• Manage compliant rent increases
• Provide expert advice on Section 8 grounds and possession routes
• Guide clients through redress scheme and PRS database registration
• Maintain high property standards to meet new legal requirements

Our team is fully briefed on the Renters’ Rights Bill and ready to support you before, during, and after implementation.