Renters’ Right Bill 2024; Landlord and Tenant Update

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The Renters’ Right Bill (RRB) received its first reading in the House of Commons on 11 September 2024. The RRB 2024 sets out various reforms to the private rented sector and builds on the Renters (Reform) Bill 2023 (introduced by the former Conservative government).

The key proposals in the RRB 2024 includes the abolition of fixed-term assured tenancies and assured shorthold tenancies (ASTs) and therefore the abolition of “no-fault” evictions under section 21 of the Housing Act 1988.

The RRB 2024 also amends the grounds for possession, to provide tenants with more security. For example, tenants will have a 12-month protected period at the beginning of a tenancy, where they cannot be evicted for the landlord to move in or sell the property. After the protected period, the landlord will need to give four months’ notice to gain possession on those grounds. The amendments also aim to ensure that landlords can obtain possession if reasonable.

The RRB 2024 also provides for the introduction of a “Decent Homes Standard” for the private rented sector, under which landlords may be prosecuted or liable to a civil penalty for failing to address serious hazards.

Other proposed changes include:

  • Extending “Awaab’s law” (requiring social landlords to investigate and fix reported health hazards) to the private rented sector. This will enable tenants to challenge dangerous conditions (for example, damp and mould) and require landlords to act within specified timescales.
  • Ending blanket bans on tenants with children, or who are receiving benefits.
  • Banning rental bidding wars. Landlords and letting agents must publish an asking rent and will be prohibited from requesting, encouraging or accepting bids above that price.
  • Limiting rent increases to once a year, to the market rate.
  • Giving tenants the right to request a pet, to which landlords cannot unreasonably refuse consent.
  • Introducing a new ombudsman (to provide a cost-effective means of resolving disputes) and a new private rented sector database (to help landlords understand their compliance obligations and provide information to tenants).

The next step is for the Bill to progress through the House of Lords and any further amendments discussed with an anticipated date that the Bill will come into force in the summer of next year.