New Update on the Renters’ Reform Bill – What Landlords Need to Know in August 2025

The Renters’ Reform Bill has taken another step forward in Parliament — and while it’s not yet law, the final shape of the legislation is becoming clearer. If you’re a landlord, this isn’t a wait-and-see moment. Now is the time to understand how the changes could impact your rental business.

We’ve covered the Renters’ Reform Bill in detail over recent months — but now that it’s progressing through Parliament, landlords need to prepare. You can view the full legislation and updates via the official government site here.

🧾 What Is the Renters’ Reform Bill?

Originally introduced in 2023, the Renters’ Reform Bill is a wide-ranging piece of legislation aimed at creating a “fairer private rented sector” in England. The headline change is the abolition of Section 21 “no-fault” evictions, but the reforms go far beyond that.

It applies to all Assured Shorthold Tenancies (ASTs) in England and will have significant implications for landlords, agents, and tenants alike.

Key elements of the Bill include:

• Scrapping Section 21: Landlords will no longer be able to evict tenants without giving a valid reason.
• Rolling tenancies: All new tenancies will become periodic, meaning fixed terms will be phased out over time.
• New grounds for possession: Landlords can still evict tenants if they plan to sell the property, move in themselves, or if the tenant breaches the agreement.
• Rent controls (via tribunal): Tenants can challenge above-market rent increases via tribunal.
• Pets by default: Tenants will have the right to request pets, which landlords can only refuse on reasonable grounds.
• Stronger enforcement: A new Property Portal and Ombudsman scheme will increase transparency and tenant protections.

⏳ When Will It Come into Force?

As of August 2025, the Bill is still progressing through Parliament, currently in the House of Lords. If passed, it is expected to become law in early 2026, with implementation phased in shortly after.

However, the government has stated that existing tenancies will not automatically transition to the new rules overnight. Instead, the reforms will apply to new tenancies first, with a later date set for existing contracts to be brought under the new regime — likely 12 to 18 months later.

This gives landlords a window of time to review and update tenancy agreements — or issue notices if they plan to reclaim their property under current rules.

You can track the current status of the Bill and its amendments via the UK Parliament’s Bills and Legislation page, which shows upcoming stages, recent debates, and committee reviews.

📌 Can You Still Evict Tenants Under the New Rules?

Yes — but only for specific reasons:

• Selling the property
• Moving in yourself or a close family member
• Repeated arrears or anti-social behaviour
• Serious breach of the tenancy

These grounds will require evidence and in some cases a court process — and the notice periods may vary.

That said,  new contracts signed today  could still run under current rules for some time. Landlords who need to serve notice under Section 21 may want to act before the new legislation becomes law.

⚠️ What Should Landlords Be Doing Now?

Here’s how to stay ahead:

1. Review your contracts: Ensure your current ASTs are up to date. Fixed-term agreements may still be useful in the short term.
2. Check grounds for possession: Understand what reasons you’ll be able to use to end a tenancy under the new law.
3. Stay informed: The legislation is still evolving, so monitor updates — including possible changes to notice periods or tribunal processes.
4. Seek legal advice: Especially if you’re considering serving notice now or want to future-proof your agreements.
5. Strengthen tenant screening: With eviction becoming harder, landlords will likely be more selective about who they rent to.

🐾 What About Short-Term Lets and PBSA?

The Renters’ Reform Bill applies to residential ASTs in England — it does not apply to:

• Holiday lets or serviced accommodation booked through Airbnb, Booking.com, etc.
• Purpose-Built Student Accommodation (PBSA), which typically operates under fixed student contracts.

However, student HMOs let on ASTs are covered by the reforms.

🧾 What About Inheritance and Future Planning?

Landlords approaching retirement or planning for succession may want to:

• Review ownership structures (e.g., personal vs limited company)
• Seek advice on trusts, pensions, and property succession
• Ensure their tenancy strategy supports longer-term goals

🧠 Final Thoughts

This Bill is not just about tenant rights — it’s about a broader shift in how rental housing is managed and enforced. If you’re a landlord, this is a moment to tighten up your processes and prepare for change.

✅ Want a recap? Check out our previous posts explaining what’s in the Renters’ Reform Bill and what it means for student landlords, short-term lets, and buy-to-let investors — or follow us on LinkedIn to stay up to date as the law evolves.

👉 Need help reviewing your tenancy contracts or future-proofing your portfolio? Contact us at Residence Index UK to speak with a member of our team or visit www.residenceindexuk.com for guidance.