Update on Proposed Changes to Private Residential Renting

Following demand for change to the current housing situation, the previous government proposed the Renters’ (Reform) Bill in April 2019. This Bill was included in the Queen’s Speech in May 2022 and a detailed plan for a prospective Bill addressing extended rights to renters was published in June 2022.

The purpose of this Bill was to address proposed reforms to the private rental sector. The main proposed measure with the biggest impact on private residential landlords was the abolishment of “no-fault” evictions, also known as section 21 evictions.

On 17 May 2023, the Renters’ (Reform) Bill was introduced to Parliament for consideration. It was anticipated that the Bill would come into action in 2024.

Key intended changes included:

• A ban on no-fault evictions and movement to an uncomplicated tenancy structure making all assured tenancies periodic.
• Wider grounds to evict tenants for anti-social behaviour and repeatedly missed rent payments. Shortening of notice periods for tenants who breach their agreements and introduction of new repossession rights for landlords planning to sell their property or to occupy it with their family members.
• Restrictions on rent increases and protection against back door evictions. Extending tenants the right to request permission to keep pets and the introduction of a new ombudsman covering landlord and tenant issues, along with an online portal for landlords to demonstrate compliance with legal requirements.
• Imposing the Decent Homes Standard (DHS) to give tenants confidence in the safety and quality of homes.

However, following several delays with processing, the Bill was eventually dropped in May 2024 ahead of the recent general election, without receiving the Royal assent required to pass the Bill into law.

Current Position

Following the recent election in July 2024, the new government announced its intention to execute the previous government's plan to abolish section 21 “no-fault” evictions and strengthen renters’ rights. Following the King’s Speech on 17 July 2024, the current government introduced a new Renters’ Rights Bill. This Renters’ Rights Bill replaces the former proposed Renters’ Reform Bill.

This new bill continues the previous governments commitment to reform grounds for possession and ban the section 21 “no-fault” evictions with the addition of extending Awaab’s Law to the private sector.

This new Bill appears to include some of the previous proposed changes with some additional measures:

• Abolishing “no-fault” section 21 evictions
• Introduction of new, clear and expanded possession grounds allowing landlords to reclaim property when necessary
• Introducing a right to challenge rent increases
• Expansion of the Decent Homes Standard into the private rental sector
• Expansion of Awaab’s Law into the private rental sector (this introduces legal expectations on the time frame for landlords to respond to hazards in homes such as mould and damp)

The current government have pledged to ban section 21 “no-fault” evictions immediately, however, it is unclear how long the Bill will take to become law, with no clear dates set at present.

What Does This Mean for You and How Can CWJ Help?

With prospective changes to the possession procedure, the method of evicting a tenant from a residential property may be slightly more challenging. Now is the best time to seek professional advice and act.  

If you need advice in relation to possession proceedings, landlord or tenant issues or if you have any questions on the proposed reforms, we can help. We will work with you to review your position and determine the best possible outcome in line with your objectives. 

For further information and to get in touch with a member of our team, please call 01689 887 803 or by email ife.kehinde-taiwo@cwj.co.uk