What Landlords Need to Know About the Renters’ Reform Bill
The private rental sector is on the cusp of one of the biggest shifts in decades – and if you’re a landlord, the Renters’ Reform Bill is something you can’t afford to ignore.
Introduced by the Government to “reset the balance” between tenants and landlords, the Bill sets out to create a fairer, more secure rental system. While the intention is to improve standards and transparency across the board, we know that many landlords are feeling unsure about what it all means in practice – and how it will impact the way they let and manage their properties.
At Zest, we work closely with landlords across Bath and the surrounding areas, so we understand the pressures you face – from rising costs to changing legislation. In this guide, we’ll walk you through the key changes proposed in the Bill, explain how they could affect you, and share some early steps you can take to stay ahead.
Understanding the Renters’ Reform Bill
The Renters’ Reform Bill is currently making its way through the legislative process. While it’s not yet law, the proposals are already shaping the conversation around renting in England – and it’s clear the final version will bring significant change.
At its core, the Bill aims to create a more balanced rental market by improving tenants’ security and rights, while still allowing landlords to manage their properties effectively. It’s not about taking control away from landlords, but about creating a more transparent and consistent framework – one that rewards good landlords and protects responsible tenants.
Section 21: The End of ‘No-Fault’ Evictions
One of the most high-profile changes in the Bill is the proposed abolition of Section 21. This currently allows landlords to end a tenancy without having to provide a reason – often referred to as a “no-fault” eviction.
Under the new rules, this route will be removed, meaning landlords will need to rely on specific, legally defined reasons to end a tenancy. While that might sound restrictive, the Bill also updates and strengthens Section 8, giving landlords more robust grounds to regain possession in situations such as persistent rent arrears, anti-social behaviour, or wanting to sell or move back into the property.
For landlords who have built positive relationships with tenants and follow good practice, this shift is unlikely to cause major disruption. But it does mean that record-keeping and communication will become even more important – especially when it comes to documenting issues or planning changes to your property plans.
All Tenancies to Become Periodic
Another major change is the move to periodic tenancies as the standard. This means all new tenancies will automatically roll on a month-by-month basis, rather than starting with a fixed term.
Tenants will be able to leave at any time, provided they give two months’ notice. For landlords, this does introduce a bit more flexibility – but also some uncertainty around long-term occupancy. It will be important to keep an eye on market trends, maintain open communication with tenants, and factor shorter notice periods into your planning around voids and re-lets.
If you’re used to working with fixed-term contracts, this will feel like a big change. But in practice, strong tenant relationships and well-maintained properties will continue to encourage longer stays – with less risk of abrupt departures when expectations are clear on both sides.
Improved Property Standards and Dispute Resolution
The Renters’ Reform Bill also promises higher standards across the board – introducing the Decent Homes Standard to the private sector, which was previously applied only to social housing. This sets minimum expectations around things like repairs, heating, and overall property condition.
In addition, a new Private Renters’ Ombudsman will be established to help resolve disputes more quickly and fairly, without the need to go to court. The goal here is to provide a safety net for both tenants and landlords – ensuring that problems can be dealt with early, and with greater transparency.
For landlords, this underlines the importance of being proactive about maintenance, keeping communication channels open, and documenting any decisions or issues clearly. If you’re already working with a professional lettings or property management team, many of these safeguards will already be in place.
Pets and Tenants’ Rights
The Bill also addresses an increasingly common point of tension: pets. Under the new proposals, landlords won’t be able to unreasonably refuse a tenant’s request to keep a pet. While you can still require insurance or set reasonable conditions, the aim is to make pet ownership more accessible to renters.
If you’ve previously had a no-pets policy, this change may require a bit of adjustment. But it can also be an opportunity – particularly in a pet-friendly city like Bath – to attract responsible tenants who are looking for longer-term homes that accommodate their lifestyle.
So, What Should Landlords Do Now?
Although the Bill is still moving through Parliament, it’s wise to start preparing. Many of the proposed changes are already shaping expectations among tenants and letting professionals, so taking a few practical steps now will help you stay ahead of the curve.
First, it’s worth reviewing your tenancy agreements and management practices to ensure they align with the likely direction of reform. If you’re managing your property yourself, this may mean updating your notice procedures or reviewing how you record tenant interactions.
It’s also a good time to take a close look at your property’s condition. Will it meet the new Decent Homes Standard? Are there any ongoing issues that could be tackled before the new requirements come in?
Most importantly, don’t feel you have to navigate these changes alone. At Zest, we work with landlords across Bath to take the pressure off – offering clear, up-to-date guidance and practical support every step of the way.
Zest Can Help You Stay Ahead
Change can be unsettling, especially when it affects something as valuable and personal as your rental property. But with the right support, it can also be an opportunity – to streamline your lettings process, strengthen your tenant relationships, and future-proof your investment.
Whether you’re managing a single flat or a growing portfolio, our team at Zest is here to help. We’ll guide you through the changes in the Renters’ Reform Bill and help you take practical steps to stay compliant, competitive, and confident about the future.
Ready to take the stress out of letting?
Get in touch with the Zest team today and let’s chat about how we can support you through the coming changes.
