The Renters Rights Bill: What UK Property Investors Need To Know (Updated September 2025)

Expat Property Investments Ltd
Sep 16
5 min read

Big Ben and Parliament with a speech bubble overlay reading "Rental Reform." Clear blue sky, reflective river, and historic architecture.

The UK private rented sector is on the cusp of its biggest reform in decades. The Renters’ Rights Bill (sometimes referred to in the media as “rental reform”) is currently in Parliament and nearing its final stages.

This legislation is intended to reshape how landlords and tenants interact, abolish no-fault evictions, change tenancy structures, and strengthen standards. For landlords, especially those investing from overseas, it is essential to understand what is confirmed, what is proposed, what is still uncertain, and how to prepare.

We support all of our clients on these aspects of regulation and legislation. If you need some support, whether you are based in the UK or overseas, reach out to us here.

Background: From the Renters (Reform) Bill to the Renters’ Rights Bill

In 2019, the UK government first pledged to abolish Section 21 “no-fault” evictions. The Renters Reform Bill was introduced under the Conservative government in 2023 but fell before the 2024 General Election.

The incoming Labour government then introduced the Renters’ Rights Bill on 11 September 2024 (UK Parliament). This Bill incorporates many of the previous proposals but with amendments and Labour’s own policy priorities.

Aerial view of Big Ben and Westminster Abbey in London. Overcast sky, historical architecture, lush green trees, and city buildings.

Legislative Status (September 2025)

The Bill has passed through the Commons and the Lords, including detailed committee stages.
On 8 September 2025, the Bill returned to the Commons to consider Lords’ amendments (this is called “ping-pong”).
Royal Assent is expected in autumn 2025 but most likely late September or October. Slippage into early 2026 cannot be ruled out (Landlord Studio).
Commencement dates have not been fixed. The Government will set them via secondary legislation. Industry bodies expect a staged roll-out into 2026.

What Is Confirmed in the Bill

The following points are embedded in the Bill text and are almost certain to become law once commencement takes place:

Abolition of Section 21 no-fault evictions: landlords will no longer be able to end tenancies without giving a reason (Commons Library)
New tenancy structure: all new tenancies will be periodic by default, replacing fixed-term Assured Shorthold Tenancies (ASTs).
Strengthened grounds for possession (under Section 8 or equivalents): landlords will need to rely on reasons such as rent arrears, anti-social behaviour, sale of the property, or moving in themselves or a close relative.
Longer notice periods: e.g. four months’ notice required for sale or move-in grounds, and a protected 12-month period at the start of a tenancy when those grounds cannot be used.
Rent increases: limited to once per year, with tenants given the right to challenge increases through the First-tier Tribunal.
Stronger property standards: the Bill paves the way to extend the Decent Homes Standard to the private rented sector.
Enhanced enforcement powers: local authorities will have expanded powers to investigate and penalise poor practice.

Aerial view of a suburban neighborhood with rows of houses, lush green trees, and distant city buildings under a clear blue sky.

What Remains Uncertain

Exact commencement date: Nothing will change until secondary legislation is passed. Section 21 abolition is widely expected in early 2026, but it could be staged.
Transitional arrangements: It is anticipated that Section 21 notices served before commencement will remain valid for a short grace period, but the exact rules will only be clear once regulations are published.
Court process reform: The Government has pledged that Section 21 will not be abolished until court processes are improved, but it is unclear how comprehensive or timely these improvements will be.
Landlord register & ombudsman: References have been made to a central register and ombudsman scheme, but details are not finalised.

Updated Timeline

Milestone	Date / Status
Bill introduced	11 Sept 2024
Passed Commons stages	Jan 2025
Completed Lords stages	Feb – Jul 2025
Returned to Commons for Lords’ amendments	8 Sept 2025
Royal Assent	Expected autumn 2025 (possible early 2026)
Commencement of major provisions (e.g. Section 21 abolition, periodic tenancies)	Expected early–mid 2026, phased

Practical Implications for Landlords

Aspect	Current Situation	Post-Reform (expected)
Evictions	Section 21 available, 2 months’ notice standard.	Section 21 abolished; eviction only via Section 8 or other statutory grounds. More documentation required.
Tenancy type	6–12 month ASTs common, then rolling.	All tenancies periodic by default. Less certainty at fixed end dates.
Notice periods	Section 21: 2 months. Section 8: varies.	4 months for sale/move-in. Protected 12 months where these grounds cannot be used.
Rent increases	Linked to tenancy renewals or contract terms.	Limited to once annually, with tenant right to challenge.
Property standards	Gas, electrical, HHSRS duties.	Likely adoption of Decent Homes Standard; higher compliance threshold.
Enforcement	Local authority enforcement patchy.	Expanded local authority powers and penalties.

Strategic Considerations for Landlords

Documentation will be crucial. Without Section 21, landlords must be able to prove breach or grounds.
Court delays could increase. Reliance on Section 8 means more cases through the courts. Delays and costs are likely.
Rent setting becomes more important. With rent increases restricted, landlords should set initial rents carefully.
Maintenance obligations will rise. Meeting the Decent Homes Standard will increase compliance costs.
Mortgage products may be affected. Many buy-to-let mortgage terms are based on AST structures. Lenders may need to rewrite products, which could affect availability and pricing.

Hand holding house-shaped keychain with keys, in focus against a blurred staircase background. Warm indoor lighting creates a cozy feel.

Additional Risks for Non-UK Resident Investors

For landlords based abroad, the reforms can present additional challenges:

Serving notices from overseas: compliance with Section 8 requires precision. Mistakes from abroad could delay or invalidate possession claims.
Reliance on UK agents: periodic inspections, repair documentation, and tenant communications will be even more important.
Cash flow management: rent increase restrictions may limit flexibility to respond to inflation.
Tax implications: voids or arrears may complicate returns under the Non-Resident Landlord Scheme.

Recommendation: Work with a specialist when investing in UK property from overseas. We can help you, just reach out to us here.

Opportunities

Professional landlords may benefit. As smaller landlords exit, supply could tighten, supporting rental yields.
Improved tenant relationships. Compliant landlords may see lower turnover and steadier income.
Rising standards. A better-maintained sector could boost property values over the medium term.

What to Do Now

Audit your tenancy agreements: Check end dates, renewal clauses, rent increase clauses.
Review property condition: Ensure all repairs and safety obligations are met; prepare for Decent Homes compliance.
Plan for Section 21 abolition: If you intend to regain possession soon, seek legal advice before serving notices.
Budget conservatively: Allow for longer possession times, potential voids, and higher maintenance costs.
Stay informed: Follow GOV.UK, Parliament, and reliable landlord associations for commencement dates.

Conclusion

The Renters’ Rights Bill is not yet law, so Section 21 is still valid today, but abolition is imminent once Royal Assent is given and commencement regulations are set. The earliest practical date for change is early 2026, with a phased roll-out likely.

For landlords, particularly non-UK resident investors, the key is preparation. You should strengthen documentation, engage competent UK Property agents, review your finances, and ensure properties meet upcoming standards.

We specialise in helping non-UK resident landlords navigate the evolving UK property investment landscape. If you’d like tailored advice for your portfolio, please get in touch via our Contact page.