The Renters' Reform Bill's remaining provisions come into force on a staggered timetable from this autumn, and landlords who have treated it as a single event risk being caught out by how the transition actually works. Here are the six changes that matter most, in the order they land.
First, the end of Section 21 'no fault' evictions moves all tenancies onto periodic terms, removing fixed-term assured shorthold tenancies entirely — existing fixed terms convert automatically at their current end date, not immediately. Second, a new Private Rented Sector Ombudsman becomes the mandatory first port of call for tenant complaints, with binding decision-making powers landlords cannot opt out of.
"The single biggest mistake we see landlords make is assuming this is a repeal of their ability to regain possession. It isn't — it's a redesign of the process, and the grounds that survive are wider than most landlords think."
Third, expanded possession grounds for landlord sale and family occupation give a workable route to regain a property outside of fault-based eviction, provided proper notice is served. Fourth, a new Property Portal becomes mandatory for all landlords, centralising compliance records the Ombudsman and local authorities can both access. Fifth, a right to request a pet is introduced, which landlords may only refuse with a reasonable justification — insurance costs are explicitly not sufficient grounds alone. Sixth, rent increases move to a single annual mechanism via a standardised notice, closing the informal renegotiation route many landlords currently use.
The practical advice from letting agents is consistent: landlords should audit their current tenancy agreements and possession strategy now, before the autumn deadline, rather than waiting for the transition date to arrive.
