The long-awaited Renters’ Reform Bill has finally made its way through Parliament in 2025, marking the most significant shake-up in the UK rental sector in decades. For landlords, the new legislation brings both challenges and clarity—with changes to possession rules, tenancy structures, and landlord obligations.
This article outlines the key updates, what landlords need to prepare for, and how to navigate the new regulatory landscape.
Headline Reforms: What’s Changing?
❌ Section 21 Abolished
- “No fault” evictions under Section 21 have been removed.
- All evictions must now proceed under revised Section 8 grounds.
- Landlords must provide a legal reason for possession and go through a clearer court process.
✅ Strengthened Section 8
- New possession grounds include: repeated arrears, antisocial behaviour, sale of the property, landlord moving back in.
- Notice periods shortened for serious breaches.
- Courts instructed to expedite eviction claims that meet the new criteria.
📆 Tenancies Become Periodic by Default
- ASTs replaced by rolling tenancies from day one.
- No fixed-term lock-ins; tenants can give two months’ notice at any time.
- Landlords must now build more flexibility into planning for turnover and voids.
🏠 New Property Portal for Compliance
- Landlords must register each rental property.
- Documents (EPC, gas safety, tenancy details) must be uploaded and updated.
- Local authorities will use the portal for enforcement.
Timeline for Implementation
| Reform | Effective Date |
|---|---|
| Property Portal Requirement | June 2025 |
| Abolition of Section 21 | October 2025 |
| Full transition to periodic | October 2025 |
What This Means for Landlords
Pros
- Greater clarity on possession rights under Section 8.
- Improved court procedures will (in theory) prevent excessive delays.
- Encourages quality, compliant landlords and deters rogue operators.
Cons
- Less control over tenancy terminations.
- Increased compliance workload via new portal.
- Potential for higher turnover, voids, and admin friction.
Strategic Responses
✅ Landlords are:
- Investing in better tenant screening to minimise arrears and disputes.
- Building in flexibility around notice periods and marketing lead times.
- Considering rent guarantee insurance as a protective buffer.
✅ Ethira recommends:
- Reviewing all current tenancy agreements by summer 2025.
- Digitising compliance to meet portal standards.
- Focusing on well-managed stock in strong rental demand areas.
Final Thoughts
The Renters’ Rights Bill represents a step-change in how private renting works in the UK—but it’s not an existential threat to landlords.
Professional, well-prepared investors will continue to thrive in this environment by adapting early, staying compliant, and prioritising tenant experience.
As the regulatory bar rises, so too does the value of being well-informed. Ethira is here to help landlords navigate that transition.