As housing law continues to evolve, the proposed Renters’ Rights Bill is expected to come into effect later this year or in early 2026 and set to bring significant changes to the eviction process in the private rental sector. These reforms aim to strengthen tenant protections but also introduce new challenges for landlords seeking to regain possession of their properties. Understanding these changes is crucial for landlords, tenants, and solicitors.

Background: Eviction Under Current Law

In England and Wales, landlords commonly use two legal routes to evict tenants:

  • Section 21 Notices: Often called “no-fault” evictions, Section 21 allows landlords to regain possession without needing to provide a reason, provided the fixed term of the tenancy has ended or a periodic tenancy exists.
  • Section 8 Notices: Used when landlords allege specific breaches of the tenancy agreement, such as rent arrears or damage to the property. This route requires proving fault on the tenant’s part.

Both procedures often are dealt with at court hearings if tenants contest the eviction, with the landlord bearing the burden of following strict procedural rules.

What Does the Upcoming Renters’ Rights Bill Propose?

The Renters’ Rights Bill seeks to overhaul eviction processes to offer greater security to tenants and curb what some perceive as unfair evictions. The key proposed changes impacting landlords include:

1. Abolition or Reform of Section 21 “No-Fault” Evictions

  • One of the most anticipated reforms is the removal or significant limitation of Section 21 evictions. Under the new bill:
  • Landlords may no longer be able to evict tenants without demonstrating mandatory or discretionary grounds to do so.
  • Tenancies could become more secure, potentially transitioning into indefinite agreements unless there is a breach by the tenant.
  • This change would mean landlords must rely on fault-based grounds—primarily through Section 8 proceedings—to regain possession.

2. Stricter Grounds for Section 8 Evictions

The bill proposes to tighten the requirements for Section 8 notices by:

  • Narrowing the acceptable grounds for eviction.
  • Raising the evidential standards landlords must meet.
  • Potentially extending notice periods to provide tenants more time to respond or rectify issues.
  • This would make fault-based evictions more procedurally complex and lengthier, increasing the risk and legal cost for landlords.

3. Enhanced Tenant Protections During Proceedings

The legislation aims to improve tenants’ rights during eviction cases, including:

  • Improved access to legal advice.
  • Introduction of pre-action protocols requiring landlords to engage in dispute resolution efforts before commencing court proceedings.
  • Such measures could delay or deter eviction actions, placing additional burdens on landlords.

So What Challenges Will Landlords Will Face?

The effect of these changes will create several challenges including:

  • Increased Difficulty in Regaining Possession: Without Section 21 as a straightforward tool, landlords will face longer and more uncertain eviction processes.
  • Higher Costs: More complex procedures and extended timelines will increase legal and administrative costs.
  • Greater Risk of Protracted Disputes: Enhanced tenant rights and requirements for alternative dispute resolution may prolong disagreements.

What Advice Will Solicitors Give to Landlords?

Solicitors specialising in landlord-tenant law are likely to advise landlords to:

  • Maintain Full Documentation: Keeping detailed records of rent payments, property condition reports, and communications is essential to support any fault-based eviction claim.
  • Engage Early with Tenants: Proactive communication and attempts to resolve disputes before court can help comply with pre-action protocols and avoid costly litigation.

What further possible legislative developments could happen?

  • Introduction of indefinite or longer-term tenancy agreements, replacing fixed-term leases.
  • Mandatory pre-action protocols, requiring landlords to make genuine efforts to resolve disputes before applying to the court.
  • Enhanced enforcement powers for regulatory bodies overseeing housing standards and tenancy disputes.
  • Potential changes to notice periods, making them longer and more tenant friendly.
  • Increased penalties for landlords who fail to comply with new legal requirements, such as deposit protection, gas and EPC certification,  or property safety standards.

Conclusion

The upcoming Renters’ Rights Bill signals a transformative shift in the landlord-tenant relationship, prioritising tenant security and fair treatment. While this reflects positive social goals, it introduces substantive challenges for landlords seeking to manage and regain control of their properties. Navigating this new landscape will require careful legal guidance, thorough preparation, and a willingness to engage constructively with tenants.

Here at Wellers, we can help ensure compliance with evolving regulations and to protect your interests in an increasingly tenant-friendly legal environment.

Do not hesitate to contact Priyanka Kumar on 01732 446367 or Jonathan Tyler on 01732 446361 or email enquiries@wellerslawgroup.com