After months of debate, MPs have finally passed the long-awaited Renters’ Rights Bill. The new law, set to take effect soon, represents one of the biggest overhauls of England’s rental system in a generation.
Key changes for landlords
End of fixed-term tenancies
All Assured Shorthold Tenancies (ASTs) will be replaced by rolling, periodic tenancies — known as Section 4A tenancies. Tenants will be able to leave at any time with two months’ notice.
Abolition of Section 21 ‘no-fault’ evictions
Landlords will no longer be able to evict tenants without cause. Instead, evictions will need to follow a strengthened Section 8 process, which includes clearer, fairer grounds for possession.
New Section 8 grounds for possession
Landlords will still be able to regain possession if they wish to sell or move back into the property. However, if the home is not sold, it cannot be re-let within 12 months.
Student accommodation exception
HMOs and purpose-built student lets will retain the ability to end tenancies at the close of the academic year, provided specific conditions are met.
Additional changes
• Rent in advance will be capped at one month (plus the deposit).
• Bidding wars and rental discrimination will be banned.
• A new PRS database and landlord redress scheme will be introduced.
• The Decent Homes Standard will be extended to private rentals.
• Tenants will gain a legal right to request a pet, which landlords must not unreasonably refuse.
When the changes will come into effect
The Bill now awaits Royal Assent, after which it will become the Renters’ Rights Act. The Government has confirmed that the reforms will be rolled out in stages.
The first priorities are expected to be the introduction of periodic tenancies and the ban on Section 21 evictions — likely from spring 2026, following a three-month grace period.
Other elements, such as the PRS database and new Decent Homes Standard, will take longer to implement, with the latter not expected until at least 2035.
What Thetford landlords should do now
While this is a major shift for the private rented sector, there’s no need to panic. The key is to prepare early.
• Review your existing tenancies and consider how long you’d like current tenants to stay.
• Check that rents, safety certificates and maintenance standards are up to date.
• Ensure your management processes — especially around communication and record-keeping — are solid.
• Stay informed and seek professional advice where needed (this article does not constitute legal advice).
By taking proactive steps now, you’ll be ready to adapt smoothly when the new rules take effect.
Article by Andrew Overman | Partner | Location Location East
