Renters’ Reform Bill: What Renters in England Need to Know

The UK government has introduced major changes to private renting laws in England through the much-anticipated Renters’ Reform Bill. If you’re a renter, you may be wondering what this new Bill means for your rights around eviction, rent rises, and maintaining your home. This guide explains the main changes, your new protections, and how to take action if you have concerns—all in accessible, plain English, focused on official rules and procedures in England.

What Is Changing for Renters in England?

The Renters’ Reform Bill is a proposed law that aims to improve standards, reduce unfair evictions, and give more stability to tenants renting privately in England. Although not yet fully in force, it is set to overhaul the way renting works under the Housing Act 1988 and other key legislation.

• No-fault (‘Section 21’) evictions will be ended, meaning landlords must give a good reason (such as selling the property or moving in themselves) if they wish to end your tenancy.
• Periodic tenancies (rolling contracts) will replace fixed-term assured shorthold tenancies (ASTs), giving renters more flexibility and security.
• Rent increases will be limited to once per year, with clearer notice requirements and easier routes to challenge unfair rises.
• New rights for renters to request pets in properties—landlords must give a reasonable justification to refuse.
• Improved enforcement for repairs and maintenance, including new requirements for councils to tackle poor conditions faster.

These reforms are set to be some of the most significant changes to tenancy law in England in decades, benefiting millions of renters.

How Will Eviction Rules Change?

At the heart of the Bill is the end of ‘Section 21’ no-fault evictions. Currently, landlords can use a Section 21 notice to ask tenants to leave without any reason, after their fixed term ends.^[1]

• Under the new rules, landlords may only evict for specific and evidenced reasons—such as selling the property, moving back in, repeated late rent, or serious breach of tenancy.
• Eviction procedures will use a streamlined court process where needed, but you cannot be asked to leave just because your contract has ended.

If you receive an eviction notice, always check which type it is and what legal basis your landlord is relying on. If you suspect it’s not valid, seek advice right away.

Official Forms for Eviction and Challenging Notices

For renters in England, the main official forms and notices are:

• Section 8 Notice (Form 3): Used when the landlord claims you have breached the tenancy (such as falling behind with rent, or anti-social behaviour).
  Example: If your landlord serves a Section 8 notice, you can respond and may defend your case at the First-tier Tribunal (Property Chamber).
  Download: Section 8 Notice (Form 3)
• Section 21 Notice (Form 6A): Still in use as of now, but due to be abolished by the Bill. This is used for ‘no fault’ eviction.
  Example: Currently, if you get Form 6A, you have at least 2 months’ notice, but the Bill will remove this option for most cases.
  Download: Section 21 Notice (Form 6A)

After receiving a notice, you can challenge unfair eviction or seek advice through the Tribunal or your local council’s housing team.

Rent Increases: What’s New?

The Bill aims to make rent increases both fairer and more predictable:

• Landlords may only increase rent once per year
• Two months’ minimum notice required for any rent increase
• Renters can challenge increases through the First-tier Tribunal (Property Chamber) if they believe the new rent is above market rates

This gives you more control and time to respond if your landlord wishes to raise your rent.

Forms for Challenging Rent Increases

• Form for application to Tribunal: Rent increase dispute
  Example: Use this form if you need the Tribunal to decide what a ‘reasonable’ rent should be after your landlord has issued a proposed increase.
  Download and instructions: Apply to the Tribunal about a rent increase

Your Rights: Repairs and Maintenance

The Bill strengthens your rights if your home is unsafe or needs repair:

• Landlords must keep homes in “decent” condition and meet national standards
• Councils will have new powers to take action against landlords letting out substandard properties
• You can use the official complaint forms to report issues to your council or, if needed, escalate to the Tribunal

What Legislation Governs Tenancies in England?

The main law covering private tenancies is the Housing Act 1988, which is now being updated by the Renters’ Reform Bill. Other relevant laws include the Housing Act 2004 and the Rent Act 1977.

1. What is a periodic tenancy? A periodic tenancy is a rolling agreement (usually month-to-month) that continues until either the renter or landlord gives proper notice. Under the new Bill, these will replace most fixed-term tenancies, offering more flexibility for renters.
2. How do I challenge a rent increase in England? After receiving a rent increase notice, you can apply to the First-tier Tribunal (Property Chamber) using their official forms. You’ll need to do this before the rent rise takes effect. Gather evidence of local rents as part of your case.
3. Can my landlord refuse my request to keep a pet? The new rules require landlords to consider pet requests reasonably and only refuse permission for a valid reason. Any refusal should be explained in writing.
4. Where can I get help if I’m threatened with eviction? Contact your local council’s housing options team, or the First-tier Tribunal (Property Chamber) for advice. You can also access legal aid or support services depending on your circumstances.
5. What action can I take if repairs are not being done? You can use your local council’s complaint forms to report unsafe or badly maintained housing. If needed, escalate further—it is illegal for a landlord to evict you in retaliation for requesting repairs.

Key Takeaways for Renters

• The Renters’ Reform Bill in England will end no-fault evictions and introduce more secure, periodic tenancies
• You will have the right to challenge unfair rent rises and request better home conditions
• Always use official forms and seek timely advice if you face problems with eviction or rent increases

Need Help? Resources for Renters

• GOV.UK Private Renting Guidance – official information on your renting rights
• First-tier Tribunal (Property Chamber) – for disputes on rent, eviction, repairs, and more
• Find your local council – for housing advice and complaints about property conditions
• Housing Tribunals on GOV.UK – detailed process guidance

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1. Learn more: Section 21: Housing Act 1988
2. Eviction process official forms: Assured Tenancy Forms
3. Tenancy law: Housing Act 1988 (as amended)
4. Rent increase law: Section 13: Housing Act 1988
5. Repairs and renter protections: Homes (Fitness for Human Habitation) Act 2018

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