The Renters’ Rights Bill
26th May 2026
The Renters’ Rights Bill: What Landlords and Tenants Need to Know
The Renters’ Rights Bill comes into force this month and is expected to bring some of the most significant changes to the private rented sector in recent years. The reforms, which will apply to the private rented sector in England, aim to strengthen protections for tenants while increasing obligations on landlords and letting agents.
For landlords, tenants, and property professionals alike, the changes are likely to have a substantial impact on how residential tenancies are managed and how disputes are resolved.
In this article, we explore the key proposals within the Bill and consider what the reforms could mean in practice.
What Is the Renters’ Rights Bill?
The Renters’ Rights Bill forms part of the Government’s wider plans to reform the private rented sector and improve security for tenants.
The proposals are intended to provide tenants with greater stability while ensuring landlords continue to have clear legal routes to recover possession where legitimate grounds exist.
Although some details may still evolve during the parliamentary process, several headline reforms are expected to significantly alter the current landlord and tenant landscape.
Why has the Bill been introduced?
The Government has stated that the reforms are designed to create a fairer rental market, improve housing standards, and provide tenants with greater security in their homes.
Concerns surrounding rising rents, housing shortages, and the use of “no fault” evictions have all contributed to the proposed changes.
When are the proposed changes expected to take effect?
At the time of writing, the Bill remains subject to the legislative process. However, landlords and letting agents may benefit from preparing in advance, particularly where tenancy agreements, compliance procedures, or possession strategies may need to be reviewed.
Which tenancies will be affected?
The reforms are expected to apply broadly across the private rented sector, particularly in relation to assured shorthold tenancies.
The End of Section 21 “No Fault” Evictions
One of the most widely discussed aspects of the Bill is the proposed abolition of Section 21 notices.
What is Section 21?
Under the current system, Section 21 of the Housing Act 1988 allows landlords to seek possession of a property without needing to establish fault on the part of the tenant, provided the correct procedure is followed.
How will possession claims change?
If Section 21 is abolished, landlords will instead need to rely on statutory grounds for possession under Section 8.
This is likely to place greater emphasis on evidence, documentation, and procedural compliance. Possession claims may also become more heavily contested where tenants dispute the grounds relied upon.
What grounds will landlords still be able to rely on?
The proposed reforms are expected to retain and expand certain possession grounds, including situations involving:
- Repeated rent arrears
- Anti-social behaviour
- Sale of the property
- Landlord or family occupation
Landlords may therefore still be able to recover possession where legitimate reasons exist, although the process may require greater evidential preparation.
Changes to Assured Shorthold Tenancies
The Bill is also expected to introduce changes to tenancy structures.
Will fixed term tenancies disappear?
Current proposals would abolish fixed-term assured shorthold tenancies and move most private residential tenancies onto a periodic assured tenancy model.
This could provide tenants with greater flexibility while altering the way landlords plan tenancy management and possession arrangements.
What will periodic tenancies mean in practice?
Periodic tenancies could allow tenants to remain in occupation without a fixed end date unless the tenant chooses to leave or the landlord establishes a valid legal ground for possession.
For landlords, this may create additional uncertainty around long-term planning and property management.
How could disputes increase?
As possession claims become more reliant on statutory grounds, disputes relating to evidence, rent arrears, property condition, and alleged breaches of tenancy agreements are likely to become increasingly important.
New Rights for Tenants
The Bill also introduces a number of new tenant protections.
The right to request pets
Tenants may gain greater rights to request permission to keep pets within rented properties.
Landlords may still be able to refuse requests in certain circumstances, although blanket prohibitions could become more difficult to justify.
Protection against rental bidding wars
The reforms are expected to prohibit practices where tenants are encouraged to bid above advertised rental prices.
Discrimination reforms affecting tenants with children or benefits
The Bill also seeks to address practices that unfairly exclude tenants with children or those receiving benefits.
Landlords and agents may therefore need to ensure their marketing and application procedures comply with evolving legal obligations.
The New Private Rented Sector Ombudsman
A new Ombudsman scheme is also proposed under the reforms.
What powers will the Ombudsman have?
The Ombudsman is expected to deal with complaints relating to landlord conduct and standards within the private rented sector.
Will landlords be required to join?
The Bill is expected to require private landlords to register with the mandatory ombudsman scheme.
Could this reduce court claims?
Alternative dispute resolution mechanisms may help resolve certain disputes without the need for court proceedings. However, more serious possession proceedings are still likely to proceed through the county courts.
Increased Compliance Obligations for Landlords
The reforms are also expected to introduce additional compliance measures.
The proposed landlord database
A national landlord database may be introduced to improve transparency and accountability within the sector.
Financial penalties and enforcement powers
Local authorities may receive enhanced enforcement powers together with the ability to impose financial penalties for non-compliance.
Risks for non-compliant landlords
Landlords who fail to comply with evolving legal requirements could face increased exposure to financial penalties, delays in possession proceedings, and reputational risk.
How Could the Renters’ Rights Bill Affect Litigation?
The proposed reforms are likely to have a significant impact on residential property disputes and litigation.
Likely increase in Section 8 claims
With the removal of Section 21 notices, landlords are expected to rely more heavily on Section 8 possession proceedings.
Greater evidential burdens on landlords
Clear documentary evidence may become increasingly important, particularly in cases involving rent arrears, nuisance allegations, or breaches of tenancy agreements.
Potential rise in disrepair and retaliatory eviction disputes
The reforms may encourage greater scrutiny of property standards and landlord compliance obligations.
This could potentially lead to an increase in disrepair claims and allegations of retaliatory action.
Tribunal and court backlogs
An increase in contested claims may place further pressure on the court and tribunal system, potentially resulting in delays.
Settlement and mediation considerations
Given the potential costs and delays associated with litigation, early legal advice and alternative dispute resolution may become increasingly valuable.
What Should Landlords Do Now?
Although the reforms are not yet fully implemented, landlords may wish to begin preparing for the anticipated changes.
Reviewing tenancy agreements
Existing tenancy documentation may need to be updated to reflect future legal requirements.
Updating internal processes
Landlords and agents may benefit from reviewing procedures relating to rent collection, inspections, complaints handling, and record keeping.
Ensuring documentary evidence is retained
Maintaining clear written records, inspection reports, correspondence, and payment histories may become increasingly important in future possession proceedings.
Seeking early legal advice
Obtaining legal advice at an early stage may help landlords understand their obligations and minimise the risk of future disputes.
How Can We Help?
The proposed reforms are likely to create new challenges for landlords, tenants, and property professionals navigating an evolving legal landscape.
Our litigation team can assist with:
- Possession proceedings
- Residential tenancy disputes
- Drafting and reviewing tenancy agreements
- Compliance and risk management advice
- Landlord and tenant litigation
- Representation in court and tribunal proceedings
As the Renters’ Rights Bill continues to progress, obtaining tailored legal advice may help parties understand their rights, obligations, and options moving forward.
This article is intended for general information purposes only and does not constitute legal advice. Specific advice should be obtained based on individual circumstances.
If you need any assistance with any tenancy, rental or dispute, then our experts are here to help.
Get in touch with our Litigation team today: