Renters’ Reform Bill 2023

Introduction

The UK rental market is on the brink of its biggest shake-up in decades. On 17 May 2023, the government published the long-awaited Renters’ Reform Bill, a piece of legislation that promises to transform the private rented sector in England.

From abolishing “no-fault” evictions to introducing a single system of rolling tenancies, the Bill aims to give tenants greater security while balancing landlords’ ability to manage their properties effectively.

But what does this mean in practice? Here’s everything landlords, letting agents, and tenants need to know right now.

The End of Section 21

One of the most significant changes is the plan to abolish Section 21 notices, also known as “no-fault evictions.”

Currently, Section 21 allows landlords to regain possession of their property at the end of a tenancy without giving a reason. The Bill will remove this option entirely, meaning landlords will need a valid legal ground to evict a tenant.

For tenants, this means greater security and stability. For landlords, it places more importance on managing tenancies properly and understanding the updated grounds for possession.

Move to Periodic Tenancies

Another major shift is the creation of a single system of periodic tenancies.

All fixed-term assured shorthold tenancies will be replaced by rolling contracts. Tenants will be able to leave by giving two months’ notice, while landlords can only regain possession through the new, legally defined grounds.

This change aims to make renting more flexible for tenants while ensuring landlords have clear processes to follow.

Rent Increases and Affordability

The Bill also tackles rent practices:

• Rent can only be increased once per year.
  
  
• Increases must follow a strict notice process.
  
  
• The controversial practice of bidding wars (where tenants outbid each other) will be banned.
  
  

For tenants, this offers protection from sudden rent hikes. For landlords, it means careful planning will be essential to keep rental income aligned with market conditions.

Lifetime Deposits

A much-discussed reform is the introduction of a lifetime deposit scheme.

Instead of paying a new deposit every time they move, tenants will have a single transferable deposit that follows them from property to property.

This should reduce moving costs for renters and cut down on disputes around deposit returns.

Pets and Fairer Access to Homes

The Bill also introduces measures to give tenants more rights:

• Pet-friendly tenancies: Tenants will have the legal right to request a pet, and landlords must not unreasonably refuse.
  
  
• No blanket bans: Landlords will no longer be able to refuse applicants simply because they are on benefits or have children.
  
  

These changes are designed to make the rental sector more inclusive and to reflect the needs of modern households.

Decent Homes Standard and Awaab’s Law

For the first time, the Decent Homes Standard will apply to private rented properties, setting clear expectations for property conditions.

Alongside this, the government is responding to high-profile cases like the tragic death of Awaab Ishak by introducing stronger rules to address damp and mould quickly — known as Awaab’s Law.

What Landlords Should Do Now

Although the Renters’ Reform Bill still needs to pass through Parliament, landlords should start preparing:

• Review existing tenancy agreements and be ready for the transition to periodic contracts.
  
  
• Keep accurate records of inspections, rent reviews, and communications.
  
  
• Consider how the removal of Section 21 will affect property management strategies.
  
  

Stay informed — more guidance will follow as the Bill progresses.

Whether you’re a property investor, a letting agent, or a renter, the message is clear: the way we rent in England is changing — and preparation is key.

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