Renters’ Rights Bill Clears Lords Report Stage – Letting Agents’ Guide

As of mid‑July 2025, the Renters’ Rights Bill has cleared the House of Lords Report Stage, bringing this transformative legislation much closer to becoming law. Its implications span the entire UK private rented sector – from Section 21 eviction bans, to rolling tenancies, to mandatory registration and pet rights.

Top-Level Changes Every Letting Agent and Landlord Needs to Know

Section 21 “No-Fault” Evictions Abolished

Landlords will no longer be able to evict tenants without cause. All eviction notices must now follow Section 8 procedures, citing legitimate grounds like rent arrears or needing to sell. Notice periods are increased—three months for rent arrears and four months for family move-ins or resale, and none in the first year.

Fixed-Term Tenancies Replacement

All fixed-term assured shorthold tenancies (ASTs) will automatically convert to periodic tenancies upon commencement. Tenants gain flexibility with two-month notice to leave; landlords need four months’ notice after eight months or a year.

Regulated Rent Increases + Rental Bidding Ban

Rent can be increased once per year, through a Section 13 notice, and must align with market rent. Bidding wars are banned—landlords cannot solicit or accept offers over the advertised rent. Tenants can challenge increases via First-tier Tribunal.

Tenant Pet Rights & Anti‑Discrimination

Tenants can formally request pet accommodation; refusals must be reasonable and may require pet insurance. Discrimination against families and benefits claimants is prohibited, with fines up to £7,000.

Private Rented Sector Database & Ombudsman

All landlords must register on a new digital PRS Database—non-compliance can trigger civil penalties up to £7,000 or even £40,000 for fraud. The Private Rented Sector Ombudsman will handle binding dispute resolution between tenants and landlords without court involvement

Decent Homes Standard & Enforcement

Enforcement of the Decent Homes Standard is extended to the private sector. Properties must be hazard-free and well-maintained—local authorities can issue penalties and rent repayment orders. Awaab’s Law (timely remediation of damp and mould) now applies to the private rental sector

Why South West London Landlords and Agents Should Act Now

From Wimbledon to Tooting, the rent market is increasingly regulated. Letting agents and landlords must proactively:

• Update tenancy agreements to reflect the move to rolling contracts

• Draft compliant Section 13 rent review notices

• Prepare to register properties and landlords in the new digital system

• Revise pet policies, anti-discrimination rules, and upgrade property standards

• Anticipate increased tribunal disputes—and ensure courts are ready

How Property Management London Supports You

At Property Management London (propertymanagementlondon.uk), we ensure clients stay compliant, competitive, and confident:

• Seamless Section 8 and Section 13 process management

• Automated database registration and Ombudsman liaison

• Support on tenancy conversions and guarantee guidance

• Audit of EPCs, fire safety, mould remediation, and compliance with Decent Homes Standard

• Transparent pet policies, anti-discrimination guidance, and tenancy documentation