Landlords across England are preparing for a seismic shift in the rental landscape as the Renters’ Rights Bill progresses through the final stages of Parliament. The House of Lords will debate the Bill’s Report Stage and Third Reading on 1 July 2025, setting the stage for its return to the Commons. With cross-party support and few significant points of contention, the legislation is expected to receive Royal Assent before the summer recess on 22 July, officially becoming law within weeks.
While tenant groups have hailed the Bill as a step towards “fairer renting,” landlord organisations warn that rushed changes risk destabilising a sector already under pressure from tax hikes, compliance costs and rising mortgage rates. Many fear that further burdens may push more landlords to exit the market — shrinking rental supply and driving up costs for tenants.
s21 ban and rent hike rules raise red flags
At the heart of the Bill is the abolition of Section 21 – the so-called “no fault” eviction process that has long provided landlords with a straightforward route to regain possession. Under the new regime, landlords will need to prove specific grounds, such as rent arrears or anti-social behaviour.
Fixed-term tenancies will also disappear. All agreements will convert to periodic tenancies, giving tenants the right to leave with just two months’ notice — even mid-academic year or during peak lettings seasons. For student landlords and those reliant on predictable turnover, this threatens to upend business models.
“Scrapping fixed-term contracts will wreak havoc on the student market,” warned Ben Beadle, chief executive of the NRLA. “Landlords letting to students need certainty over start and end dates. Without it, many will think twice about staying in the market.”
Meanwhile, landlords will only be allowed to increase rent once per year, with a two-month notice period and written justification. Letting agents will be banned from encouraging offers above the listed rent — effectively outlawing “bidding wars” often seen in high-demand cities like Manchester and Bristol.
New red tape and Ombudsman add to compliance burden
Beyond tenancy rules, the Bill introduces sweeping new obligations. A new Private Rented Sector Database will require all landlords to register themselves and their properties. A Private Rented Sector Ombudsman will be appointed to handle disputes — meaning landlords face additional oversight even in minor tenant disagreements.
Also baked into the legislation is the extension of Awaab’s Law — compelling landlords to address damp, mould and other health hazards within strict timeframes — and a new Decent Homes Standard, mirroring the one already applied to social housing.
Landlords will also be banned from rejecting tenants based on benefit status or children, and must now reasonably consider pet ownership requests. These changes, while well-intentioned, raise thorny questions about liability, insurance, and wear and tear — especially for landlords of shared accommodation.
“None of us are against decent standards,” said Sophie Ellis, a long-time landlord in Leeds. “But I now need to register, answer to an ombudsman, follow tighter rules on pets, and handle every rent increase with legal care — all while my mortgage costs are up 40%. At what point does it become unviable?”
Landlords demand balance, not blame
The Government insists the reforms will improve housing quality and security. Yet landlord groups argue the measures must be balanced with practical protections for those providing homes — especially as over 45% of landlords own just one property, often as part of their retirement planning.
“Landlords are not charities,” said Graham Norwood, a rental market analyst. “They’re providing housing where the state cannot. If politicians pile on risk without reward, the private sector will retreat — and it’s tenants who’ll pay the price.”
With the final legislation expected before 22 July, landlords now face a tight window to understand, adapt to, and act on sweeping regulatory changes. Many are calling for guidance, grace periods, and transitional support to avoid chaos in the already strained lettings market.
