Renters’ Rights Bill 2024: What you need to know

Insights Published: 01 October 2024

On 11 September 2024, the UK House of Commons held the first reading of the Renters’ Rights Bill 2024. This Bill builds on the Renters (Reform) Bill 2023 and proposes changes for England’s build-to-rent and private-rented sectors.

Below is a summary of the Bill’s proposed changes and their possible impact on landlords and tenants.

Current Eviction Laws: How Landlords Can Evict Tenants Today

Under current law, a private Landlord can evict a tenant through what is commonly called a “no-fault” eviction.

Section 21 of the Housing Act 1988 allows a Landlord to initiate eviction proceedings with a simple two-month notice, without needing to provide any specific reason.

If the tenant does not leave voluntarily, the Landlord must go to court to enforce the eviction, often resulting in court-ordered bailiffs executing the eviction; Landlords can also use Section 8 grounds to evict tenants under specific legal circumstances, such as rent arrears.

In such cases, a Landlord must provide evidence in court that a valid ground for eviction exists.

During the last Conservative government, a proposal was made to ban “no-fault” evictions.

However, time constraints and party concerns over the potential for increased court backlogs stalled the reform’s progress before the July election.

The Renters’ Rights Bill 2024: What It Could Bring

The main proposed reforms in the Renters’ Rights Bill 2024 are set out below.

#1 The Abolition of Section 21 Evictions

The Bill proposes abolishing Section 21 evictions, which would prevent Landlords from ending tenancies without a specific reason.

In future, Landlords would only be able to end a tenancy in certain legal circumstances, such as Tenant misconduct or if the Landlord intends to sell the property.

This change is intended to give tenants more stability and allow them to challenge unfair practices without risk of eviction.

The Bill also sets out clearer regulations and additional grounds for possession for Landlords.

#2 Extending Awaab’s Law: Crackdown on Mould Exposure

The tragic 2020 case of two-year-old Awaab Ishak, who passed away due to prolonged mould exposure in social housing, led the government to create new obligations on mould and damp removal for social housing providers through the Social Housing (Regulation) Act 2023.

The Renters’ Rights Bill 2024 would apply these requirements to private Landlords, with stricter timelines for dealing with serious hazards.

If landlords fail to comply, tenants will have the right to seek enforcement through the courts.

#3 Equitable Possession Grounds for Landlords and Tenants

The Bill also revises the grounds for possession, with different notice periods depending on the circumstances.

The main grounds include:

Landlord intention to sell or occupy: Grounds 1 and 2 require Landlords to give Tenants at least four months’ notice if they intend to sell the property or move in themselves.
Significant rent arrears: Ground 8 applies if a tenant owes at least three months’ rent both at notice and hearing times, with a required four-week notice period.
Tenant misrepresentation: Ground 4 would allow Landlords to give two weeks’ notice if the tenancy was obtained through a knowingly false Tenant statement.
Serious criminal convictions or anti-social behaviour: Under Ground 7A, a Landlord could initiate possession proceedings immediately if the tenant is convicted of a serious crime or violates an anti-social behaviour order.

Other Proposed Changes in the Renters’ Rights Bill

The Bill includes several other proposed changes affecting both tenants and landlords.

Other key areas include:

Elimination of fixed-term and assured shorthold tenancies: Tenancies will become open-ended, giving tenants more security.
Controlled rent increases: Rent can only be increased once annually through a Section 13 notice.
Ban on rental bidding wars: The Bill seeks to prevent Landlords and agents from encouraging Tenants to outbid each other above the listed rent price.
Anti-discrimination provisions: It will become illegal for Landlords to discriminate against tenants receiving benefits or those with children.
Tenant right to request pets: Tenants would gain the legal right to request permission for pets.
New Landlord Ombudsman requirement: All Landlords will be required to join a compulsory Ombudsman scheme, providing an additional layer of Tenant support.

When The Renters’ Rights Bill Can Come into Affect

If passed, the Renters’ Rights Bill 2024 would apply to both new and existing tenancies, section 21 notices would no longer be valid, even for agreements made before the Bill.

Landlords should review their current practices in preparation for these changes.

The Bill is still at an early stage in the legislative process, and Parliament may make changes to the Bill as it progresses, as happened with the Renters (Reform) Bill 2023.

If passed, the Bill would introduce stronger protections for tenants than previous legislation. Landlords should keep up to date with developments to ensure compliance with any new requirements.

Who Can Help You with the Renters’ Rights Bill

Understanding the Renters’ Rights Bill 2024 and its implications is important for both landlords and tenants.

Our Property Litigation team at Orwins can help you understand the proposed changes and prepare for the new legal requirements.

We advise both landlords and tenants on how the Bill may affect their rights and responsibilities. Our solicitors can help with understanding and implementing the new requirements, including eviction procedures, tenancy agreements, and tenant rights.

We provide tailored advice on how the Renters’ Rights Bill may affect your situation and help you stay compliant with the new rules.

We assist landlords with evictions, rent recovery, and compliance with new regulations on damp and mould.

We also support tenants in enforcing their rights under the Bill.

Need Help Navigating the Renters’ Rights Bill 2024?

If you have questions about the Renters’ Rights Bill or need assistance, our Property Litigation team can help.

For additional information, you can also find: