A seismic shift is underway in English rental law. The Renters’ Rights Bill proposes to abolish Section 21 no-fault evictions, overhaul tenancy structures, and impose new landlord obligations. For property owners in Finchley, Ealing, Colindale, Golders Green, Mill Hill, this is not a distant change — it’s coming, and strategic preparation matters.
At Highwood Estates, we’re staying ahead so you don’t get caught off guard. In this post, we break down the latest legislative status, what’s changing, and how you can futureproof your portfolio.
📜 Legislative Status & Timeline
- The Renters’ Rights Bill is currently progressing through Parliament.
- It passed the Lords’ Committee Stage in May 2025.
- Next, it returned to the House of Commons for the “ping pong” of amendments in September 2025.
- Royal Assent is expected in late 2025, with implementation likely in early to mid-2026.
- Note: enforcement and certain provisions may phase in over time rather than all arriving on a single date.
❌ What’s Changing: Key Reforms for Landlords
1. No More Section 21 Evictions
Once the Bill is in force, landlords will no longer be able to terminate leases at fixed-term expiry without giving a valid reason.
2. All Tenancies Become Periodic
Fixed-term assured and assured shorthold tenancies are proposed to be abolished. All tenancies will automatically convert to rolling periodic contracts.
3. New Grounds & Stricter Requirements
Landlords must rely on expanded Section 8-style grounds (e.g. rent arrears, sale, landlord’s own use, persistent antisocial behaviour).
Many of these will require strong evidence, detailed record-keeping, and procedural compliance.
4. Limits on Rent in Advance & Bidding
The Bill will prohibit landlords from demanding more than one month’s rent in advance, and ban “bidding wars” (forcing tenants to offer more than advertised rent).
5. Rent Increases & Frequency Changed
Landlords will likely only be able to raise rent once annually, using a Section 13 procedure (with prescribed notice and methods).
6. Mandatory Ombudsman / Registration
The Bill introduces a Private Rented Sector Ombudsman, and landlords will be required to register and adhere to dispute procedures.
🛡️ Implications & Risks for Landlords
- Reduced control at lease end
You won’t be able to regain possession simply by waiting out a fixed term — you need legal grounds. - Higher procedural burden
Notices will be more complex. Any failure (e.g. certificate, compliance, timing) could invalidate your case. - Longer timeframes and appeal risk
Courts will likely see heavier caseloads and more objections from tenants, increasing timelines. - Greater premium on tenant quality
Screening, references, rent guarantee, deposit protection — all these become even more critical. - Transitional uncertainty
Some tenants may be on older ASTs; you’ll need clarity on how they convert. Notices served before commencement may still be valid until expiry.
✅ What You Should Do NOW
- Audit all existing tenancies — check compliance (gas, EPC, deposit, licensing).
- Update tenancy templates & processes with expert support (e.g. Highwood Estates).
- Strengthen referencing and tenant vetting — more reliance on tenant performance history.
- Consider rent guarantee or legal protection insurance.
- Document everything — maintenance, notices, communications.
- Plan your exit strategies — if you intend to sell or repurpose property, strategize now.
At Highwood Estates, we’ve already revised our tenancy agreements, notices, and internal protocols to align with the anticipated reforms. We’ll support you every step of the way.
📞Call us at 0203 3707 728
✉️ Email us at info@highwood-estates.co.uk
🌐You can also book a free valuation at Highwood Estates Agents.
