Renters' Rights Bill 2024: Key Changes for Landlords and Tenants

A Comprehensive Guide to the Renters' Rights Bill 2024: Key Reforms, New Landlord Obligations, and Tenant Protections

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The Renters' Rights Bill 2024

The Renters' Rights Bill 2024 is currently progressing through Parliament at an accelerated pace and is now with the House of Lords. Initially introduced as a reform under the previous government, the bill was delayed due to the COVID-19 pandemic. It has since evolved from the Renters' Reform Bill into the Renters' Rights Bill and is expected to become law before Easter.

Changes to Tenancies

Under the new legislation, all tenancies will continue to be governed by the Housing Act 1988 (ASTs). However, Sections 19A–23 of the Act, including Section 21 (no-fault evictions), will be repealed. Instead, all tenancies will become assured but not shorthold under Section 4A.

Key tenancy changes:

Fixed-term tenancies must be at least 21 years.
All tenancies will become periodic by default.
The minimum tenancy period is 28 days, and the maximum is 31 days—effectively making all tenancies monthly periodic.
On the day the bill comes into effect, all existing tenancies will automatically convert to periodic.
Any attempt to circumvent these rules (e.g., through "clever contracts") will be an offence punishable by a fine of up to £7,000.
This new rule overrides mortgage provider requirements, and there will be no grace period, only a transition period.

Written Statements

The bill introduces a compulsory written statement, effectively replacing the tenancy agreement.

Key requirements:

The written statement must include tenant and landlord details, property address, terms, rights, and obligations.
Landlords must provide it before tenants move in—failure to do so will block the ability to regain possession and may result in a fine.
If tenancy terms change, the statement must be updated accordingly.
The format will be prescribed by regulations, but most landlords already issuing written agreements are unlikely to need significant changes.

Discrimination & Pets

While the Equality Act 2010 already governs discrimination, the bill codifies certain prohibitions into law.

Discrimination rules:

Banning children or benefit claimants in rental adverts will now be a statutory offence.
Landlords can still reject applicants based on affordability and overcrowding considerations.
Fines of up to £7,000 per offence will apply, and repeated breaches can result in multiple fines.

Pet ownership rights:

While landlords can still advertise properties as ‘no pets’, tenants will have the right to request a pet, and landlords cannot unreasonably refuse.
Landlords must respond within 28 days of a tenant’s written request, requesting further information if needed.
A final decision must be made within 7 days after receiving the tenant's response.
If denied, a valid reason must be given (e.g., planning restrictions, leasehold terms, or allergies of co-tenants).
Landlords cannot charge additional rent for pets.
Landlords can require pet insurance but must not impose unreasonable conditions.
Additionally, new landlord insurance policies will not be allowed to exclude tenants with children, pets, or benefit recipients.

National Landlord Database

The government plans to introduce a national landlord and property database, similar to the one already in place in Wales.

Database requirements:

All landlords must register and list their properties.
Each property will receive a unique reference number, which must be displayed in property adverts, EPCs, and gas safety certificates.
Letting out an unregistered property will be unlawful.
Letting agents must verify that properties are registered.
Companies letting properties must also register.
Local authorities and the government may have restricted access to the database.
Registration costs are expected to be minimal.

Redress Scheme for Landlords

For the first time, landlords must join an official redress scheme (similar to The Property Ombudsman (TPO) for letting agents).

Key obligations:

All landlords must register before advertising a property.
Even if a landlord uses an agent, they must still join the scheme.
Failure to register results in a £7,000 fine, increasing to £40,000 if not rectified within 28 days.
Overseas landlords must also register.

Rent Payments & Bidding

Changes to rent collection:

Landlords cannot ask for more than one month’s rent in advance.
Rent payments can only be collected for the current period—no advance payments.
Rent is only due on the day the tenant collects the keys.
Tenants can voluntarily pay rent in advance, but landlords cannot require it.
Bidding wars are banned—landlords cannot accept offers above the advertised price.

Rent Increases

The bill limits how landlords can increase rent.

Key changes:

Rent can only be increased using Section 13.
Rent review clauses in tenancy agreements are banned.
Rent increases must be at least 12 months apart.
First rent increase can only happen after month 13 (with two months’ notice).
Tenants can appeal increases to the First-tier Tribunal, which can lower the rent but not raise it beyond the proposed increase.
Appeals will pause the rent increase process until a decision is made.
Rent increase delays due to tribunal backlogs may lead to months of deferred increases.
Best practice: Negotiate rent increases with tenants before issuing formal notices.

Property Standards & Repairs

The Decent Homes Standard—previously only applicable to council housing—will now apply to private landlords.

Landlord responsibilities:

Mould and damp cannot automatically be blamed on tenants—landlords must investigate and take action.
Hazardous properties (category 1 hazards) will be subject to council enforcement.
New section 10A (Awaab’s Law):
- Landlords must investigate mould/damp within 14 days.
- If a health risk is found, action must be taken within 7 days.
- Tenant obstruction (e.g., refusing access) will exempt landlords from liability.

Possession & Evictions

Section 21 (no-fault evictions) is abolished.

Section 8 remains but with changes:

Ground 1 & 1A: Landlords can evict if they want to live in the property or sell it—but only after 12 months of tenancy, with four months' notice.
Ground 4A: Allows HMO student lets to be evicted between 1st June and 30th September if included in the agreement.
Ground 7A: Immediate eviction for antisocial behaviour (no notice period).
Ground 7B: Two-week notice for tenants without the right to rent.
Ground 8: Rent arrears threshold increases from two months to three months (13 weeks unpaid rent), with four weeks' notice.

New eviction restrictions:

Landlords cannot serve eviction notices if:

There is no written statement.
The property is not on the landlord database.
The government introduces new restrictions (e.g., EPC standards).
The tenant has not been given proper deposit protection.

Tenant notice periods:

Two months’ written notice required (timing no longer tied to rent periods).
Notices can be withdrawn.
If a tenant does not leave, landlords can enforce possession.

Final Thoughts

With significant changes coming into force, landlords must prepare for compliance. While many rules mirror existing practices, the bill introduces strict penalties and new administrative obligations. Landlords are advised to stay informed and ensure their rental operations align with the new legal framework before the bill becomes law.

🔗 Read the full government guidance on the Renters' Rights Bill 2024: Official UK Government Guide.

Frequently Asked Questions (FAQs)

1. When is the Renters' Rights Bill 2024 expected to become law?

The bill is currently with the House of Lords and is moving through Parliament quickly. It is expected to become law before Easter, assuming there are no further delays.

2. Will existing tenancies automatically switch to periodic tenancies?

Yes. On the day the bill comes into effect, all existing tenancies will automatically convert to periodic tenancies without any action needed by the landlord or tenant.

3. Can landlords still require a tenant to pay several months of rent up front?

No. Landlords cannot insist on more than one month’s rent in advance. Tenants can still choose to pay in advance, but it cannot be a mandatory condition.

4. Are there any exemptions to the new pet ownership rules?

The bill permits landlords to refuse pets for valid reasons (such as leasehold restrictions or co-tenant allergies). However, landlords cannot outright ban pets without good cause.

5. What happens if I fail to register my property on the National Landlord Database?

Renting out an unregistered property will be considered unlawful. You could face fines, and you will also be unable to serve valid eviction notices if your property is not listed.

6. Can I still give notice?

Yes. Landlords can still serve notice under Section 8 for recognized grounds (e.g. moving in, property sale, or tenant misconduct). However, Section 21 no-fault evictions are abolished, meaning landlords must have a valid, legally recognized reason to request possession.