Renters’ Rights Bill Impact on Landlords in North London Explained

The Renters’ Rights Bill touches on so many aspects of renting out a property, that you may feel uncertain about what’s to come.

There are already rules governing standards in private rental properties. As reported by the Kilburn Times, a Willesden landlord was prosecuted for breaching the Housing Act 2004 by renting out a damp, mouldy and poorly maintained property. New laws will raise the bar on living conditions – but also shake up the assured shorthold tenancy (AST) system, introduce a landlord database and much more.

Whether you rent out a property in Brent’s Kensal Rise, Dollis Hill or West Hampstead in the London Borough of Camden, read on to find out how the Renters’ Rights Bill could impact you as a landlord.

What is the Renters’ Rights Bill?

The Renters’ Rights Bill is a landmark piece of legislation introduced by the Labour government in September 2024, designed to improve conditions for renters in the private rented sector. It constitutes an overhaul of the whole tenancy system, with changes to eviction proceedings, possession grounds, rent increases and much, much more.

Renters’ Rights Bill proposals & landlord impact

There are many aspects of the Renters’ Rights Bill which can’t be covered in minute detail here, but we give you an overview of the most important measures below. You can investigate each of these points in more detail in the government guide to the legislation.

1. Abolishing Section 21 evictions

Under the Renters’ Rights Bill, Section 21 “no fault” evictions will be abolished, meaning landlords can only evict tenants with a Section 8 notice. Fixed term tenancies will also end, and all tenancies will automatically become periodic tenancies.

2. Revised Section 8 possession grounds

Grounds for regaining possession via Section 8 evictions would expand to cover landlords moving back into the property, and to sell or redevelop it. In these cases, landlords would have to serve tenants a 4-month notice, and only after the first 12-months of the tenancy had elapsed.

3. Rent increase rule changes

All rent increases will be made by serving a Section 13 notice (Form 4) instead of by agreement or rent review clause. Landlords will also be limited to one rent rise in 12 months.

4. New Private Rented Sector Landlord Ombudsman

Landlords will have to have to join a new ombudsman – something which letting agents currently have to do. This is designed to make landlords more accountable. It will let tenants raise any issues with the landlord, and the ombudsman will have the power to compel landlords to take certain actions (like repaying rent, for example).

5. New Private Rented Sector Database

The Renters’ Rights Bill will introduce a new private rented sector database, which all landlords will have to join. It will share information on landlord compliance, most likely in the form of (e.g.) EICR and EPC certificates, along with other basic property and rental information.

6. Right to request a pet for tenants

Under the Renters’ Rights Bill, ‘pets in lets’ could become the default option. Tenants will have the right to request a pet, with landlords only refusing where there’s good reason to do so (for example, health and safety or overcrowding concerns).

7. Decent Homes Standard for PRS

Already part of social housing legislation, the Decent Homes Standard will apply to private landlords for the first time. Many privately rented properties will already meet these standards.

8. Awaab’s Law applied

Private landlords will be legally required to take action on serious hazards such as damp and mould within a strict time limit.

9. No tenant type discrimination

While it’s acceptable to reject tenants on affordability grounds, it will become illegal for landlords to discriminate against tenants because they receive benefits or have children.

10. Rental bidding banned

To drive bidding wars out of the rental market, the government will expect landlords to publish the asking rent – and ban them from accepting offers over the advertised rent.

11. Strengthened local authority enforcement

Local councils will gain investigation and enforcement powers including issuing civil penalties to landlords. These range from up to £7,000 for minor issues, to £40,000 or criminal prosecution for repeated or serious non-compliance.

12. Stronger rent repayment orders

The limit on rent repayment orders is rising from 12 months’ rent to 24 months’ rent, with the time limit for tenants and local councils to apply for a rent repayment order also doubling to 24 months.

Renters’ Rights Bill recent amendments

Following a final debate in the House of Lords Most of the amendments made by the House of Lords’ and House of Commons cover the finer points of proposed changes. These include:

• Landlords will not be permitted to charge 3 weeks’ rent as pet deposit
• The Decent Homes Standard will be extended to cover Ministry of Defence housing
• The government can backdate rent increases in the event of a First-tier Tribunal backlog

Want to be a more informed landlord? See how the changes tie into how to deal with late rent payment, and what they mean for landlords dealing with pets in rental properties.

Renters’ Rights Bill landlords impact considered

The end of fixed terms and eviction process changes may feel daunting, and each landlord could be affected differently. For example, added complexities for student landlords, with new eviction Ground 4A which aligns with the academic year applying to larger student accommodation only.

Forward planning will be crucial, and the same applies to the bidding war prevention measures, the advance rent cap and limitations on rent rises. Echoed by many letting agents, the CEO of Goodlord suggests that landlords are likely to increase advertised rents in response.

When will the Renters’ Rights Bill become law?

The Renters’ Rights Bill timeline has reached the final stage and is expected to take effect from early 2026. It received Royal Assent on the 27th October 2025, meaning that the current measures in the bill are fully decided – with no further debate to happen. The government will set a ‘commencement date’ which will outline when different measures start to apply under law.

Some measures, such as the shift from assured shorthold tenancies to periodic assured tenancies, are expected to come into force quickly. Others will be enacted over time, for example the new ombudsman and private landlord database. Some landlords are using the changes as a prompt to ask should I sell my investment property altogether.

Ready for the impact of the Renters’ Rights Bill?

We hope this guide has clarified the Renters’ Right Bill’s impact, but we understand that every rental business will be affected differently. If you are a landlord in Harlesden, Cricklewood or the surrounding areas of North London then we are on hand. Contact us to discuss your situation directly.