The letting experts' guide to
RENTERS' RIGHTS BILL FAQ
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At Sheldon Bosley Knight, we pride ourselves in delivering an exceptional, professional and personal service to both our landlords and their tenants. Our staff are experts in their field and possess many years of lettings experience along with detailed knowledge of the current and constantly evolving legislation regarding the private rental market. This enables us to ensure that you, as a private landlord, conform to all legal requirements.
Our lettings ‘sales’ managers aim to minimise void periods by quickly finding the most suitable tenant at the highest possible return for your investment.
We have over 4,000 houses under full management, with many others where we provide a let-only service. We also manage agricultural estates and commercial property.
So whether you are a landlord needing expert advice, a rental valuation or property management services, we can help.
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“ I joined Sheldon Bosley Knight in April 2023 and am delighted to head up the Sheldon Bosley Knight Group lettings department to champion our brand, support our lettings teams and ensure the needs of our landlords are consistently met. With over 20 years’ experience in the lettings industry, it is not only my job but my passion to work with a business and people who offer a gold standard service and prioritise the needs of our landlords at all times.
When it comes to lettings compliance and legislation, it can be minefield for a landlord to have to think about everything that needs to be done for a tenancy to proceed in a way that protects him or her. Currently more than 170 individual rules and regulations apply to the private rented sector (PRS) and these are often amended and updated – not least with the Renters’ Rights Act. At Sheldon Bosley Knight, we do this work so our landlords have full peace of mind the tenancy is compliant.
There are still many pending changes in the PRS and our teams within the Sheldon Bosley Knight Group will be working to educate our landlords and offer them the peace of mind and assurances they need.
I am proud to work with our dedicated lettings teams, specialists in their field, who also want to provide the best help, support and advice for our landlords. In instructing us to work on your behalf to find a quality tenant for your biggest investment, we can ensure you are in very capable hands with us doing the hard work so you don’t have to. ”
Rebecca Dean MARLA Lettings Director
Overview and context
What is the Renters’ Rights Bill and why is it being introduced?
The Renters’ Rights Bill is a proposed piece of legislation aimed at improving tenants' rights and protections. As a landlord this means additional responsibilities to ensure fair treatment, compliance and maintaining safe, secure housing. The Bill reflects the government’s efforts to balance the rights and responsibilities of both landlords and tenants.
Will the Renters’ Rights Bill affect my ability to regain possession of my property?
Yes, the Bill proposes changes to Section 21 (no-fault evictions), potentially abolishing it. However, you will still have legitimate grounds to regain possession under an improved Section 8 process, covering cases like rent arrears, property damage, or if you need to sell or move into the property.
How will this Bill impact my ability to increase rent?
The Bill includes provisions for rent review restrictions, ensuring increases are fair and transparent. As a landlord, this means rent increases must align with market rates and follow a defined process, typically requiring notice and justification.
What
changes are expected for tenancy agreements?
The Bill proposes the replacement of fixed-term tenancies with periodic tenancies, giving tenants greater flexibility while requiring landlords to adapt to a more dynamic rental system.
How does the Bill address anti-social behaviour or problematic tenants?
You will have strengthened grounds to evict tenants involved in anti-social behaviour, property damage, or criminal activities. This should help landlords regain possession more effectively in these scenarios, but it still requires evidence and adherence to due process.
What
are my responsibilities for property safety and maintenance?
The Bill reinforces existing obligations, such as ensuring properties meet safety and maintenance standards, including electrical and gas safety checks and addressing damp or mould issues promptly. These measures aim to safeguard tenant welfare and ensure compliance for landlords.
Are there new rules for pets in rental properties?
The Bill proposes tenants should have a default right to request pets in rental properties and a landlord cannot unreasonably refuse. However, you can impose conditions, such as additional pet insurance or assurances for potential property damage.
What penalties will I face for non-compliance?
Failure to comply with the Bill’s provisions could result in fines, legal penalties, or restrictions on your ability to rent out properties in the future. It's vital to stay updated on regulations to avoid these outcomes.
Will I still be able to vet tenants?
Yes, you can still vet tenants through referencing, affordability checks and credit checks, as long as these processes are fair, transparent and non-discriminatory.
How can I prepare for these changes as a landlord?
> Stay informed about the Bill’s progress and implementation timeline.
> Review your existing tenancy agreements and procedures.
> Seek professional advice to ensure compliance with new regulations.
> Focus on maintaining strong relationships with tenants to foster trust and co-operation.
How does the Bill impact my tax or financial obligations?
The Bill itself doesn’t change landlord tax rules, but compliance with its provisions may involve upfront costs (eg safety upgrades or legal advice). Planning ahead and seeking advice can help you manage these costs effectively.
Implementation and timeline
When will the legislation come in?
The legislation is expected to be implemented in stages from mid-2025, but the exact timeline is subject to change.
In what ways does this affect me as a landlord?
Changes include the removal of Section 21, new grounds for possession, periodic tenancies and stricter compliance requirements.
Pets and tenant protections
If my lease says I’m not allowed pets, can I still refuse a tenant’s request for one?
You can refuse pets if your headlease prohibits them, but evidence of this restriction may be required.
What protections are in place for landlords if I can’t refuse tenants having pets?
Tenants may need to obtain pet insurance or cover additional costs related to potential damage.
More than just lettings specialists
We don’t just do lettings. We have several specialist departments – read on to see what else we offer.
Sales
At Sheldon Bosley Knight, our multi-award-winning residential sales teams have more than 400 years’ in buying and selling homes – whether that be a classic three-bedroom semi or a grand country house, cottage – and they know the local property landscape inside and out. Acting with integrity to help the very best price in the shortest possible time, our trusted advisors will be with you every step of
Rural
Our heritage is firmly rooted in the local rural and agricultural community. The rural team is highly grasp of relevant trends and emerging opportunities. We provide an unrivalled range of specialist all matters relating to agriculture, horticulture, equestrian property, land and estate management.
Commercial
Our commercial team is a highly qualified and knowledgeable team of chartered surveyors with many retail, industrial, office, development land and horticultural sectors. So, whether you are the owner a large, mixed-use investment portfolio, we will always provide the very best professional guidance,
Planning and architecture
Our award-winning planning and architecture team offers a full planning solution, including in-house all under one roof. Our specialisms include barn conversions, new agricultural buildings, removal of other diversification projects. From initial informal planning advice, through to the preparation, submission planning applications and appeals, we can help.
Survey
Whatever your professional valuation or survey needs, our dedicated team of qualified, experienced surveyors across the Sheldon Bosley Knight Group are here to help. We provide clear, impartial advice agricultural and commercial property, on a wide range of services across Warwickshire, Worcestershire, West Midlands.
Auctions
For buyers and sellers who value transparency, speed and security in their transaction, our auction from family homes, buy-to-let properties, commercial property, land with and without planning permission ground rents. If you would like any more information about buying or selling at auction, we have produced one of our auction team will always be happy to take a call to see if the route is right for you.
New homes
As well as our detailed working knowledge of the local market, we have many years’ experience and developments ranging from single units and streets to large estates. Our team can help you with design, market research, valuations, marketing and sales strategy, promotional events, qualifying leads and
offer.
years’ combined experience house, a city flat or a cosy help you get your home sold for of the way.
highly experienced with a firm services, skills and support in
many years’ experience in the owner of a single lock-up shop, or guidance, support and expertise.
in-house architectural capabilities, of occupancy conditions and submission and monitoring of experienced valuers and building advice for residential, Worcestershire, Leicestershire and the auction service offers Lots varying permission and even freehold produced guides to help, and and expertise selling design, property specification, and negotiating deals
Property possession and notices
▭ How can I get my property back under the new legislation?
You will need to rely on prescribed reasons under the Renters’ Rights Bill, such as selling the property or moving in yourself. Specific guidance will be provided once the legislation is finalised.
▭ How long does a Section 8 notice take?
The process will depend on the complexity of the case and court availability. The government is proposing reforms to streamline repossession under Section 8, but timelines may still vary.
▭ Will the process take longer than the current Section 8 process?
Reforms aim to improve the system, but the exact impact on timelines is yet to be seen.
▭ What is the process for Section 8 going to be? Are there going to be any improvements?
Proposed changes include faster repossession for cases like non-payment of rent or moving back into the property. Full details are expected with the final legislation.
▭ If I start a new tenancy now with a six- or 12-month break clause, will I even be able to use it?
Break clauses may no longer be enforceable once the new legislation comes into effect. Seek advice before including them in agreements.
▭ Will the proposal still include a faster process for repossession under Section 8?
Yes, faster processes are part of the government's proposed changes.
▭ If I agree to a long tenancy now, will that mean I won't have to comply with the new legislation until a later date?
Current tenancies will transition to the new system, but the timeline and specific details are still being confirmed.
▭ Will it be retrospective (ie will current tenancies be affected)?
Yes, existing tenancy agreements are expected to transition to the new rules. More clarity will be provided once the legislation is finalised.
Rent and tenancy agreements
' How will rental increases be determined under the new rules?
Rent increases must align with market conditions and can only occur annually. Tenants will have the right to challenge an increase through a tribunal.
' What will happen to my pre-existing tenancy agreements once the Bill comes into effect?
Existing tenancies will convert to periodic agreements under the new legislation, but terms like rent and deposit limits will carry over.
' Does it matter what tenancy term I agree to now, since it’s all going to change soon?
The agreed terms will apply until the legislation transitions the agreement to a periodic tenancy.
' Could all tenancies being agreed now hit fixed rent uplifts from the back end of summer 2025?
Once the legislation takes effect, rent increases will follow the new guidelines. Fixed uplifts may not apply.
' How will we be charged our fees?
Fee structures will remain subject to the Tenant Fees Act, with no anticipated changes in how fees are charged.
' How will this affect reference structures such as 6-4-6 and upfront payment options?
Without fixed-term contracts, these structures may no longer be relevant. Adjustments to mitigate risk will need to align with new legislation.
Other concerns
If I don't sell or move in, can I just let the property again?
You cannot serve notice with the intention to re-let immediately after possession. Re-letting may be possible after a specified period.
If I want to give notice to a long-standing tenant to do up the property, could I be stuck with the tenant?
Major works not listed as prescribed reasons may require alternative solutions, such as tenant agreement or compensation.
What is the process going to be for students?
Student-specific provisions are being considered to account for their unique tenancy needs.
I’m a one-property landlord and worried about losing Section 21. What should I know?
Reforms aim to protect both tenants and landlords. Alternative grounds under Section 8 will be available for repossession.
Should I consider additional reference checks to ensure I get good tenants?
Comprehensive referencing, including multiple landlord references, may be advisable to mitigate risks.
What’s the best way to gain possession of my property under the new rules?
Follow the new legal process under Section 8, ensuring all notices are compliant and reasons valid.
Can I still get a sales valuation for my property?
Yes, sales valuations can be arranged through your letting agent or a property surveyor.
What proof will I need to provide if I’m selling or moving back into the property?
Evidence such as a sales contract, marketing materials, or proof of relocation may be required.
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