Navigating the Renters’ Rights Bill: A Landlord’s Action Plan

Introduction

The Renters’ Rights Bill 2025 brings the most significant reforms to England’s private rental legislation in nearly forty years, fundamentally reshaping how landlords and tenants interact. With Section 21 no-fault evictions abolished and all assured shorthold tenancies converting into rolling assured periodic tenancies, landlords must adapt quickly or face severe penalties. This guide will walk you through the core changes, such as expanded Section 8 grounds, phased transitional rules, and new deposit requirements, while offering practical advice, real-world examples, and links to authoritative resources. You’ll also find a clear checklist using Helpland’s services, alongside answers to the most pressing landlord questions, ensuring you can move from confusion to control.

Major Changes Under the Bill

Abolition of Section 21 Evictions

From the moment the Bill receives Royal Assent, Section 21 no-fault evictions will be repealed, removing landlords’ ability to regain possession without cause, notices served before commencement remain valid until the standard two-year time-bar, as set out in the Bill’s transitional provisions. Landlords should review any outstanding Section 21 notices immediately to determine whether they need to proceed with them before the deadline, or switch to Section 8 grounds once the new regime commences.

Conversion to Assured Periodic Tenancies

All new tenancies, and any surviving fixed-term ASTs at the moment the Bill comes into force, will automatically convert to assured periodic tenancies, giving tenants the right to end their tenancy with two months’ notice at any time and requiring landlords to rely solely on Section 8 grounds for possession. This replaces the fixed-term AST model, offering tenants greater security and flexibility while obliging landlords to update standard tenancy clauses to reflect the new periodic structure.

Expanded Grounds for Possession

The Bill codifies fifteen specific scenarios under which landlords can seek possession, including landlord-occupation, sale of the property, rent arrears of three months or more, each with defined notice periods, and it also introduces urgent grounds for severe antisocial behaviour or licence revocation with accelerated court procedures. Understanding these revised Section 8 grounds is crucial, for example urgent grounds allow you to apply to court within days if a tenant commits serious antisocial acts, whereas non-urgent grounds may involve longer notice periods.

Enforcement in Practice: A Case Study

Birmingham City Council’s 2018 civil penalty of £2,000 against an HMO landlord for fire-safety and licence breaches underscores how seriously local authorities enforce housing legislation, and it foreshadows the up to 300 % deposit fines now applicable for Renters’ Rights Bill non-compliance. In that instance, a lack of proper fire risk assessments and unlicensed HMOs led to a substantial fine, and under the new Bill, failure to comply with deposit re-registration or mediation requirements could lead to even higher penalties.

Birmingham’s example highlights the importance of thorough preparation, clear documentation, and adherence to all legal obligations, especially as local authorities gain stronger enforcement powers under the Renters’ Rights Bill.

Phased Transitional Arrangements

These staged protections clarify when landlords must serve new notices and update tenancy agreements. For tenancies starting before 1 January 2024, Section 21 remains valid until the next renewal, after that, landlords must issue updated periodic terms and revise fixed-term AST clauses. Between 1 January and 31 December 2024, any renewals still allow Section 21 for twelve months, but you must serve a transitional notice and re-issue documents. From 1 January 2025 onwards, all new and renewed ASTs convert automatically to assured periodic tenancies, so landlords need to provide prescribed information within 30 days and amend tenancy agreements to reflect the periodic model.

Adapting Deposit Protection

Under the Renters’ Rights Bill, landlords must re-register tenant deposits in a government-approved scheme within 30 days of periodic tenancy commencement to maintain ADR cover, or face fines of up to 300 % of the deposit value. Helpland’s Property & Tenant Eviction Services automate this re-registration process, ensuring seamless statutory compliance without manual oversight. Failing to re-register on time not only puts ADR cover at risk but also exposes you to hefty financial penalties, so automation via a trusted provider is strongly recommended.

If you miss the 30-day window for deposit re-registration, local authorities can impose penalties of up to three times the deposit amount.

Statutory Mediation Framework

A new mandatory mediation step aims to resolve disputes before they reach court, landlords must serve an RRB Mediation Notice within seven days of a tenant dispute, refer the case to the Housing Ombudsman with a full evidence bundle, and receive a binding decision within 14 days, preserving relationships and minimising legal costs. Preparing a comprehensive evidence pack, such as rent statements, correspondence records, and inspection reports, is essential to strengthen your position. This early resolution mechanism can often resolve issues without expensive and time-consuming court proceedings.

Following the mandatory mediation process diligently will not only demonstrate good faith but can also significantly reduce legal fees and strain on landlord-tenant relationships.

Expert Guidance & Industry Resources

For reliable templates, checklists, and ongoing updates, landlords should consult leading sector bodies. The National Residential Landlords Association’s “Preparing for the Renters’ Rights Bill” guide offers member-exclusive resources, including draft tenancy clauses and notice templates. The Independent Landlord Hub provides practical checklists and community insights to complement official government materials. Additionally, the GOV.UK Guide to the Renters’ Rights Bill offers the fully updated legislative text and government commentary, helping you understand every nuance of the reforms. You can also review the Bill’s progress and full text on the UK Parliament’s Renters’ Rights Bill page.

Remember to bookmark authoritative sources so you can stay current as further amendments roll out over the coming months.

Your Reform Landlord Checklist

• Update Tenancy Agreements by inserting periodic-tenancy clauses and new notice requirements, using Helpland’s Contact for Renters’ Rights Bill Action Plan
  
  
• Align Renewals with Transitional Dates according to the table above, ensuring you serve either valid Section 21 notices or transitional notices in time
  
  
• Train Your Team on revised Section 8 grounds and statutory mediation protocols, so everyone knows how to handle disputes correctly
  
  
• Serve Compliant Section 8 Notices through Helpland’s Section 8 Notice Service to ensure correct notice periods and evidence requirements
  
  
• Issue Notice of Intent via Helpland’s Notice of Intent Service to communicate formally and professionally with tenants before court action
  
  
• Handle Abandonment using the 14-Day Abandonment Notice Service, protecting your interests while complying with the new periodic tenancy rules
  
  
• Pursue Possession by engaging Helpland’s County Court Bailiff Service or, where necessary, a High Court Sheriff (via Helpland’s general eviction services)
  
  
• Issue Pre-Action Debt Demands via Helpland’s Letter Before Action Service, demonstrating good faith and adhering to pre-action protocols
  
  
• Automate Deposit Re-Registration through Helpland’s platform to re-register deposits within 30 days, preserving ADR cover and avoiding fines of up to 300 % of the deposit value
  
  

👉 Book your free readiness audit now at helpland.co.uk/contact to see exactly where your portfolio stands.

Frequently Asked Questions

When will Section 21 be abolished?

Immediately upon Royal Assent, which is expected in late summer 2025.

What replaces no-fault evictions?

Landlords must use refined Section 8 grounds, including landlord-occupation, property sale, rent arrears of three months, and urgent grounds for antisocial behaviour or licence revocation.

How do I update my AST?

Amend the agreement to periodic-tenancy terms, insert the new notice clauses, and re-issue the tenancy document, using templates available in Helpland’s Action Plan Service.

Can fixed-term tenancies still be used?

No. All fixed-term ASTs convert to periodic tenancies at commencement, with original terms preserved until renewal.

What mediation steps apply?

Landlords serve an RRB Mediation Notice within seven days of a dispute, refer the matter to the Housing Ombudsman with a full evidence bundle, and abide by its binding decision within 14 days.

How do I re-register deposits?

Within 30 days of periodic tenancy commencement, you must re-register tenant deposits in a government-approved scheme to maintain ADR cover and avoid fines of up to 300 % of the deposit value.

What happens to deposits held under existing ASTs?

They must be either transferred or re-registered in a new government-approved scheme within the transitional timeframe to remain compliant.

Are there new notice periods for urgent grounds?

Yes. Urgent grounds, such as severe antisocial behaviour, have accelerated notice periods, often as short as 48 hours before applying to court.

Where can I find official templates?

The NRLA provides member-exclusive templates, while the Independent Landlord Hub offers free checklists and community-sourced examples.

How do phased transitional rules affect renewals?

Depending on when an AST started, landlords may have up to 12 months post-renewal to serve a valid Section 21, after which only Section 8 grounds apply.

By following this action plan, updating tenancy agreements, training staff, re-registering deposits, and utilising Helpland’s services, landlords can transition smoothly to the Renters’ Rights Bill regime, mitigating risk and maintaining portfolio performance.