Renters Reform Bill: what's actually changing for landlords?

The Renters (Reform) Bill is the biggest overhaul of the private rented sector since the Housing Act 1988. The headlines:

1. Section 21 abolished

The "no-fault" eviction route is going. To end a tenancy after the Bill comes into force you'll need a Section 8 ground.

To make this workable, the Bill expands and clarifies the Section 8 grounds:

• New Ground 1A: selling the property (4 months' notice, can't relet for 12 months).
• New Ground 1B: moving back in (4 months' notice).
• Tightened Ground 8: 3 months' arrears (up from 2).

2. Fixed-term tenancies abolished

All ASTs become periodic by default. Tenants can end the tenancy with 2 months' notice at any time. Initial fixed terms (e.g. 12 months) won't be a thing.

3. Decent Homes Standard for the PRS

The Decent Homes Standard (currently a social-housing benchmark) extends to private lets. Expect requirements around damp, heating, repair times, and basic facilities.

4. Pets

Tenants get a statutory right to request a pet. You can require pet insurance to cover damage.

5. Property Portal

A new mandatory landlord database. Each landlord and each property must be registered.

6. Ombudsman

A new private rented sector ombudsman to handle complaints (free for tenants, paid for landlords).

What to do now

• Check your AST templates (havelo's contract generator at /dashboard/contracts will be updated when the Bill becomes law).
• Get your compliance in order. The Decent Homes Standard makes things like damp and broken heating much harder to ignore (/dashboard/compliance).
• Build a maintenance evidence trail. The new ombudsman process will reward landlords who can show prompt, documented repair history (/dashboard/maintenance).

This is general guidance based on the Bill as currently understood. Once it receives Royal Assent and commencement dates are announced, we'll publish a follow-up. For specific advice please consult a solicitor.