As a former President of ARLA Propertymark and someone who has run an agency for over 23 years, I’ve always believed in staying one step ahead of legislation. I’ve trained thousands of landlords and letting agents across the UK and continue to work closely with policymakers to represent the sector’s interests. These monthly articles are my way of helping fellow landlords and professionals understand and prepare for what’s coming.

The Renters’ Rights Bill (RRB) is now nearing the final stages of becoming law. It cleared the House of Lords in July and is due to return to the House of Commons on 8 September 2025. Once Royal Assent is granted — expected before party conference season — landlords will face the most significant structural reforms to the private rented sector in over three decades. Based on expert legal opinion and parliamentary convention, the implementation date is now widely expected to be 6 April 2026.

This article outlines the major changes landlords need to prepare for — including Section 21, fixed-term contracts, discrimination laws, rent caps, pets, guarantors, and new enforcement powers — and offers practical advice on how to stay compliant in this fast-changing landscape.

Section 21 and Fixed-Term Tenancies to Be Abolished
One of the biggest changes in the RRB is the abolition of Section 21, the so-called ‘no fault’ eviction route. Once implemented, landlords will only be able to regain possession using updated Section 8 grounds — for example, serious rent arrears, anti-social behaviour, the landlord or their family wanting to move in, or selling the property.

This also spells the end of fixed-term tenancies. All new tenancies will begin as periodic tenancies from day one. Assured Shorthold Tenancies (ASTs) will become a thing of the past. Rent increases will be limited to once every 12 months, and tenants will have the right to challenge increases at the First Tier Tribunal.