Understanding the Renters (Reform) Bill: What Landlords and Tenants Need to Know

Introduction

The Renters (Reform) Bill is one of the most significant changes to the private rented sector in England in recent years. Introduced by the UK Government, the bill aims to create a fairer rental system for both tenants and landlords by increasing security for renters while maintaining protections and flexibility for landlords.

As the bill continues to progress through Parliament, it’s important for all parties — landlords, tenants, and letting agents — to understand the proposed changes, how they could affect rental agreements, and what the future of renting in England may look like.

This blog provides a clear, unbiased summary of what the Renters Reform Bill includes and how SmartLetUK can support you in adapting to the changes.

What Is the Renters (Reform) Bill?

First introduced in May 2023 and revised in 2024, the Renters (Reform) Bill is a legislative proposal to overhaul the private rented sector in England. It forms part of the government's long-standing commitment to delivering a "better deal for renters" while recognising the ongoing need for landlord flexibility.

Key Proposed Changes in the Renters Reform Bill

The bill proposes a wide range of reforms, but some of the most notable include:

1. Abolition of Section 21 “No-Fault” Evictions

• Landlords will no longer be able to evict tenants without a reason.

• Tenants will gain greater security and stability in their homes.

• Landlords must use specific grounds (under Section 8) for possession.

2. Introduction of Periodic Tenancies

• All Assured Shorthold Tenancies (ASTs) will be replaced with periodic (rolling) tenancies.

• Tenants can leave with two months’ notice at any time.

• Landlords will need to give specific notice depending on grounds for possession.

3. Reformed Possession Grounds for Landlords

• Section 8 grounds will be updated to include:

  • Selling the property

  • Landlord or family moving in

  • Persistent rent arrears (even if arrears are cleared)

• Some grounds will be made mandatory, others discretionary.

4. Right to Request a Pet

• Tenants will have the right to request a pet in the property.

• Landlords must not unreasonably refuse.

• Landlords may require pet insurance to cover potential damage.

5. Stronger Enforcement via a New Ombudsman

• A new Private Rental Ombudsman will provide free, fair dispute resolution for tenants and landlords.

• Membership will be mandatory for all private landlords — even those not using agents.

6. Creation of a Property Portal

• A new online portal will require landlords to register their rental properties.

• It will support transparency and allow tenants to view compliance records.

• Local councils will use the portal to support enforcement.

7. Rent Review Protections

• Rent increases limited to once per year with two months’ notice.

• Rent challenges will be handled via the First-tier Tribunal.

• Fixed-term rent increase clauses will be banned.

How Will These Changes Affect Landlords?

While the bill intends to simplify and standardise the rental system, there are important implications for landlords, including:

• Loss of flexibility: Without Section 21, regaining possession will rely on new or existing Section 8 grounds.

• Greater accountability: Through the portal and ombudsman, compliance and conduct will be more visible.

• Higher administrative load: Landlords must register properties and potentially handle more disputes.

• Risk of long tenancies: Tenants can stay indefinitely unless there’s a legal reason to evict.

• More regulation around rent increases: These must be structured, fair, and legally sound.

What Does It Mean for Tenants?

For tenants, the Renters Reform Bill aims to:

• Increase housing security by ending no-fault evictions.

• Allow greater flexibility with rolling tenancies and easier exits.

• Improve conditions via a landlord register and quicker complaint resolution.

• Support fairer rent practices and access to pets.

However, tenants may also face:

• Fewer available homes, as some landlords consider leaving the sector.

• Potential higher rents, as landlords adjust to increased regulation.

• Longer waiting times for quality homes due to higher demand.

How SmartLetUK Can Help

At SmartLetUK, we understand that regulation is evolving — and that both landlords and providers need support navigating change.

Here’s how we can assist:

• Landlords: Our LetDirect model offers a simple, fixed-term lease agreement where we handle tenant placement, property management, and compliance — giving you peace of mind in a changing market.

• Providers: We source ready-to-let properties with flexible agreements, nationwide reach, and ongoing support — so you can focus on delivering housing without extra admin or risk.

• Compliance Made Simple: With the Renters Reform Bill placing more focus on compliance, our in-house systems and knowledge keep your lets aligned with current and future regulations.

Whether you’re concerned about losing Section 21, unsure how the ombudsman will affect you, or just want to avoid stress — SmartLetUK is here to simplify letting.