The Renters' Rights Bill is the biggest change to the private rented sector in England for a generation. Timings and detail are still moving as regulations follow the primary legislation, but the direction of travel is clear. Here is what North East landlords should be planning for.
1. The end of Section 21 "no-fault" evictions
Section 21 — the process for ending a shorthold tenancy without giving a reason — is being abolished for all Assured Shorthold Tenancies in England. Landlords who want to recover possession will need to rely on Section 8 and one of the statutory grounds (rent arrears, anti-social behaviour, landlord selling or moving in, and so on). Some grounds are being expanded and clarified; some are being tightened.
What to do now: keep documentation tight — rent records, communications, condition reports — so that if you ever need to rely on a Section 8 ground, you have the evidence to support it.
2. Assured periodic tenancies replace fixed terms
New tenancies will be single, open-ended periodic tenancies from day one — no fixed term. Tenants will be able to give two months' notice at any point. Existing fixed-term ASTs will convert to the new form on a scheduled commencement date.
What to do now: if a fixed-term renewal is on the table, weigh whether it is still worth signing versus letting the tenancy roll into the new periodic form. Don't assume old renewal templates will be valid after commencement.
3. Rent increases limited to once a year, via Section 13
Rent can only be increased once every 12 months using the Section 13 statutory process, with at least two months' notice. Rent-review clauses in the tenancy agreement will no longer be enforceable in the old way. Tenants can challenge an above-market increase at the First-tier Tribunal.
What to do now: plan rent reviews annually rather than mid-tenancy, and price the property to a defensible market comparable when reviewing.
4. Pets — the right to request
Tenants gain a statutory right to request a pet. Landlords must consider the request and can only refuse on reasonable grounds. Landlords will be able to require the tenant to hold pet damage insurance.
What to do now: decide your default position on pets by property type (upper-floor flat, garden house, HMO) and be ready to give a reason if you refuse a specific request.
5. Discrimination and blanket bans
Blanket bans on renting to families with children or people receiving benefits are being made explicitly unlawful. Referencing must be applied consistently to every applicant on affordability grounds, not protected characteristics.
What KeyMoment already does: our referencing process treats every applicant on the same documented affordability criteria. We do not run "no DSS" or "no children" filters.
6. The private rented sector database and landlord ombudsman
A new digital database of landlords and rented properties in England is coming, along with a mandatory landlord ombudsman scheme covering the private rented sector. Both are aimed at improving standards and giving tenants a route to redress before the court.
7. Decent Homes Standard and Awaab's Law
The Decent Homes Standard is being extended to the private rented sector for the first time, and Awaab's Law rules on responding to damp and mould within statutory timeframes will apply to private landlords too.
What to do now: get on top of any known damp, mould or ventilation issues at your properties before the new duty comes in. Keep photographic evidence of remediation.
What this means for Tenant Find
Nothing in the Bill changes the value of a documented, referenced applicant. If anything, the reforms make careful referencing and clean paperwork more important — Section 21 as a backstop is going, so getting the right tenant in at the start matters more, not less. KeyMoment's Tenant Find service continues to focus on referenced applicants, documented decisions and a written applicant summary you keep on file.
The Bill and its commencement regulations are still being finalised. Dates and detail may change. This guide is general information for landlords in the North East, not legal advice — check GOV.UK for the current position and take independent advice on specific tenancies.