Renters Reform Bill: UK Eviction & Deposit Rules

Many renters and landlords face challenges of short notice periods, hidden fees, and unclear 
tenant rules. Thankfully, the UK Government introduced a new Renters' Reform Bill that aims 
to address these challenges and make renting fairer and easier for everyone involved.  
It sets clear rules on evictions, deposits, and fees, which are especially designed to improve 
fairness and transparency. Furthermore, for support and practical advice, you can also rely 
on  https://propertymanagementcompany.uk/, which can guide you through the new rental 
landscape.
Key Objectives of the Renters Reform Bill 
The Renters Reform Bill is aimed at creating a more balanced rental system. By staying 
compliant with these new rules and using Property Portfolio Management, it will be easier to 
manage your multiple properties efficiently and maximise returns. Its primary objectives 
include: 
Abolition of Section 21 Evictions 
One of the most significant changes is the removal of Section 21 “no-fault” evictions, which 
currently allow landlords to evict tenants without giving a reason. Once the Bill is enacted, 
they will need a legitimate reason, such as rent arrears or breach of tenancy, to regain 
possession of their property. Tools such as Guaranteed Rental Payments can also help 
landlords maintain a steady income while following these new rules. 
End of Fixed-Term Tenancies 
Fixed-term assured shorthold tenancies will be replaced with periodic (rolling) tenancies. 
This gives renters more flexibility, as tenancies continue month to month or week to week 
without a fixed end date. Therefore, tenants will have more security and long-term stability in 
their homes. 
Ban on 'No DSS' or 'No Kids' Ads 
Under the Renters Reform Bill, tenants cannot be denied housing solely because they have 
children or receive housing benefits, often referred to as “No DSS” discrimination. Landlords 
and letting agents must base their decisions on objective criteria rather than personal 
characteristics such as religion, gender, or family situation. 
Decent Homes Standard:  
All rental properties must meet minimum safety and quality standards. Serious issues, 
including damp, mould, or other hazards, must be addressed promptly within the specified 
timeframes to protect tenants. 
Private Rented Sector Database 
From late 2026, all landlords and rental properties in England will need to be listed on a new 
online Private Rented Sector Database. This allows tenants to check that their landlord is 
properly registered. 
Landlord Ombudsman: 
Landlords will be required to register with a new landlord registration scheme, while tenants 
will have access to a government-backed redress system. This ensures disputes are 
resolved efficiently and fairly, reducing legal complexities. 
Pet-Friendly Rentals:  
Tenants now have the right to ask to keep pets under the new rules. Landlords must review 
these requests fairly and provide a valid reason if they decide to say no. 
New Possession Grounds (Section 8):  
Landlords will need to use Section 8 grounds to regain possession of a property. They can 
evict tenants only for specific legal reasons, which protects tenants from unfair or arbitrary 
eviction. 
Preparing For These New Change Reforms 
Whether you are a landlord or a tenant, taking early steps will make the transition smoother. 
Landlords: 
● Review tenancy agreements and update them if needed. 
● Ensure properties meet safety and maintenance standards. 
● Learn the new grounds for eviction under the Renters Reform Bill. 
● Consider registering with approved landlord schemes early. 
Tenants: 
● Keep records of all communications with your landlord. 
● Understand your rights under the new legislation. 
● Report repairs and property issues promptly. 
● Engage with tenant support organizations if needed. 
Conclusion 
The Renters Reform Bill is a significant step toward a fairer, safer, and more transparent 
rental market. While it introduces responsibilities for landlords, it also strengthens the rights 
of tenants to promote stability and professionalism in the housing sector. Understanding the 
Bill now allows both to adapt smoothly and take advantage of the protections it provides. 
Frequently Asked Questions 
Can a landlord still evict a tenant without reason? 
No, they can't because the Act ends “no-fault” evictions (Section 21). Landlords can only 
evict tenants for specific reasons, such as non-payment of rent, property damage, or 
violation of tenancy terms. 
Are landlords required to register under the Act? 
Yes, landlords are legally required to register with a government-approved scheme under the 
new bill. This ensures they meet legal standards and are accountable for property 
maintenance and tenant rights. 
How does this Act affect tenancy deposits and fees? 
Tenancy deposits must be protected in approved schemes, and upfront or hidden fees are 
limited. This makes renting fairer and prevents unexpected cost surprises for tenants. 
Can my landlord increase my rent by 20% in the UK? 
No, landlords cannot raise rent by any amount they like. Rent increases must be fair and in 
line with your tenancy agreement. Furthermore, any increase can also be challenged if it is 
clearly excessive. 
Can my landlord refuse repairs to my home? 
No, they are legally required to keep the property in good condition and safe for tenants. You 
have the right to request repairs, and they must respond promptly.