The Renters’ Rights Bill seeks to give effect to the government’s manifesto pledge to reform the private rental market in England, including the abolition of Section 21 “no fault” evictions. The proposed legislation is intended to create a fairer and more stable system for both the millions of private tenants and the landlords who provide housing across the country.
The Bill is currently progressing through the House of Lords and is awaiting its third reading. If enacted, it will introduce significant reforms aimed at enhancing tenant protections while also supporting responsible landlords.
The key proposals are briefly summarised below:
1. Abolition of Section 21 and Introduction of Periodic Tenancies
The Bill proposes to abolish Section 21 evictions and move towards from the current Assured Shorthold tenancies (“AST’s”) to a single system of periodic tenancies. This is intended to provide tenants with greater security and stability, enabling them to remain in their homes without the threat of eviction without cause. In turn, landlords will only be permitted to recover possession where one of the prescribed statutory grounds applies. The aim is to strike a balance between protecting tenants and ensuring landlords retain the ability to regain possession of their property where reasonable.
2. Establishment of a Private Rented Sector Landlord Ombudsman
A new ombudsman will be introduced to offer tenants impartial and binding dispute resolution mechanism in relation to complaints about their landlord. This should align with the private rental sector with existing redress schemes in social housing, with the aim to ensure greater accountability and access to justice for tenants.
3. Creation of a Private Rented Sector Database
The Bill proposes the introduction of a central database to support landlord compliance and transparency. All landlords will be required to register, and certain possession grounds will only be available to those who have complied with the registration requirements. The database will also assist tenants in making informed choices and enable local authorities to focus enforcement efforts more effectively.
4. Strengthened Rights for Tenants to Request Pets
Tenants will have the right to request permission to keep a pet in the property. Landlords will not be permitted to unreasonably withhold consent and may, in appropriate circumstances, require the tenant to obtain pet insurance to cover potential damage.
5. Application of the Decent Homes Standard to the Private Sector
The Bill extends the Decent Homes Standard to privately rented homes, with the intention of ensuring that all tenants have access to safe, good quality housing. This measure aims to tackle substandard accommodation and support healthier communities.
6. Incorporation of Awaab’s Law
The reforms will adopt provisions inspired by Awaab’s Law, setting clear and legally enforceable timeframes for landlords to address serious health and safety hazards within their properties. This is designed to ensure urgent issues are addressed promptly, enhancing tenant safety and well-being.
The bill is anticipated to have been passed by this summer. Should you require further guidance on how these proposed changes may affect your rights or obligations as a landlord or tenant, please contact Arjun Mediratta in our Dispute Resolution team at Rooks Rider Solicitors.
