After years of delay and political wrangling, 2025 is likely to be the year the Renters’ Reform Bill becomes law. For landlords and letting agents, this landmark legislation could radically reshape the private rental sector in England.
From the abolition of Section 21 evictions to the introduction of a new ombudsman and property portal, the changes are designed to rebalance the rights of tenants and landlords. But what does it all mean for the future of buy-to-let—and how should you prepare?
Here’s what every landlord needs to know.
Section 21 to be scrapped
The most headline-grabbing change is the ban on ‘no-fault’ evictions under Section 21 of the Housing Act 1988. Landlords will no longer be able to evict tenants without giving a reason once the Bill becomes law.
Instead, all tenancies will move to a single system of periodic tenancies, with landlords only able to evict under a reformed Section 8 process—including for rent arrears, antisocial behaviour or if they plan to sell or move in.
Landlord impact:
- Longer average tenancies
- More paperwork to support possession claims
- Potential court backlogs unless reforms streamline the system
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New property portal and ombudsman
The Bill will also introduce:
- A mandatory landlord register through a digital Property Portal
- A new ombudsman to resolve tenant complaints out of court
These measures aim to improve transparency and give tenants easier access to redress. But for landlords, they add another layer of regulation.
Tip: If you self-manage, now is the time to ensure your record-keeping, compliance and paperwork are watertight.
Pet-friendly tenancies by default
Landlords will no longer be able to unreasonably refuse a tenant’s request to keep a pet. While landlords can ask tenants to take out pet insurance or cover damage costs, blanket bans will be banned.
Landlords may pay pet insurance under Renters’ Rights Bill
Rent increase controls
Under the proposed changes:
- Rents can only be increased once per year
- Tenants must receive two months’ notice
- Tenants will be able to challenge unfair increases at a tribunal
While not a formal rent cap, the measures are seen by some landlords as an early step in that direction—particularly if inflation returns.
Will it force landlords to sell up?
Many landlords are already exiting the market due to rising taxes, mortgage rates and the EPC deadline. The Renters’ Reform Bill may accelerate that trend.
However, it could also create opportunities for professional landlords who adapt and remain compliant, while casual investors exit.
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Even if implementation is delayed, the direction of travel is clear. The government—and potentially Labour too—wants a more regulated, tenant-friendly market.
Landlords who plan ahead, maintain excellent documentation, and work with professional agents will be best placed to succeed in the new era.
