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The private rented sector is undergoing major change. The Renters Reform Bill (also known as the Renters Rights Bill) is set to transform how tenancies are structured in England, and landlords need to prepare — especially in high-demand areas like Finchley, Golders Green, Mill Hill, Colindale, and Ealing.
One of the most important changes? 📌 The end of fixed-term ASTs.
In this post, we’ll break down:
- What the Renters Reform Bill is 📜
- What’s changing with fixed-term tenancies 🔁
- What landlords and letting agents need to know ✅
- Real examples 🧠
- Practical tips to stay compliant and profitable 💼
📜 What is the Renters Reform Bill?
The Renters Reform Bill is a long-awaited overhaul of private tenancy law. It aims to:
- Abolish Section 21 no-fault evictions
- Replace most fixed-term ASTs with periodic tenancies
- Improve tenant security while protecting landlords through enhanced Section 8 grounds for possession
- Standardise agreements and raise rental standards across the board
The bill is expected to become law later in 2025, with implementation rolling out over time.
🔁 What’s Changing with Fixed-Term Tenancies?
Here’s a quick breakdown of what landlords can expect:
1️⃣ No more new fixed-term ASTs
All new tenancies will be periodic from day one. No 6- or 12-month terms. Tenants can give 2 months’ notice at any time.
2️⃣ Current fixed-term tenancies will convert
Any ongoing fixed-term tenancy will automatically convert into a periodic tenancy when the new law comes into effect.
3️⃣ Written agreements will be required
No more verbal tenancies. Even periodic tenancies must have a written statement of terms with required clauses. 📝
4️⃣ Advance rent capped
Landlords can no longer ask for more than one month’s rent in advance. The same deposit cap of 5 weeks remains. 💷
5️⃣ Stronger Section 8 grounds
New possession grounds will allow landlords to regain their property for sale, personal use, serious rent arrears, or anti-social behaviour. ❌
🧠 Real-World Examples
📍 Mill Hill Landlord – 12-Month AST signed in 2025
When the bill becomes law, this tenancy will roll into a monthly periodic tenancy. The tenant can give 2 months’ notice at any point. The landlord must use Section 8 to regain possession.
📍 Ealing Investor – Prefers fixed terms for stability
This landlord won’t be able to force fixed terms anymore. Instead, they offer perks like blackout blinds and free end-of-tenancy cleaning to encourage long stays.
💼 What Landlords and Agents Must Do
To stay compliant and in control, you should:
✅ Review existing tenancies – Know what’s fixed-term and what’s periodic
✅ Update your templates – Written agreements will be mandatory
✅ Understand new possession rules – Section 21 is going; know your Section 8 rights
✅ Communicate clearly with tenants – Explain changes well ahead of time
✅ Train your team or agent – Make sure everyone is legally up to speed
✅ Use a reputable letting agent – A local expert can handle it all for you
🛠️ Tips for Moving Forward
Here are some practical ways to protect your rental business in a post-fixed-term world:
🧾 Use solid written agreements for all new lets
📅 Plan for more flexible tenancy end dates
📷 Keep excellent property condition records
💬 Build great relationships with tenants — they’re more likely to stay
🧰 Partner with a proactive managing agent who knows the law
📍 What This Means for North & West London Landlords
In areas like Golders Green, Colindale, Finchley, Ealing, tenant expectations are high and court timelines are slow. Losing a great tenant due to misunderstanding or poor management can result in costly voids. Landlords must get ahead now — not after the law changes.
🤝 Let Highwood Estates Help You Stay Ahead
At Highwood Estates, we work with landlords across North and West London to stay compliant, protect their income, and build long-term tenancies that work for everyone.
📞 Want help reviewing your agreements, preparing for the change, or managing a transition from fixed-term to periodic?
📞 Contact us today for a free consultation or a property strategy session — no pressure, just honest advice.
