Landlords: What the Renters’ Reform Bill Means for You

The Renters' Reform Bill is shaping up to be one of the most significant shifts in the private rental sector in decades. If you’re a landlord in Bristol - whether you let out a single flat or manage a small portfolio - it’s understandable if you’re feeling a bit uneasy. Changes to how and when you can end tenancies, new rules around rent increases, and added compliance obligations can all feel like a lot to take in.

But let’s break it down calmly. The Bill passed its Report Stage in July 2025 and is expected to become law by the end of the year. Implementation will likely begin in early 2026. That gives you time to prepare, and being informed now means fewer surprises later.

The End of Section 21

One of the biggest headline changes is the scrapping of Section 21, the so-called "no-fault" eviction process. From implementation, landlords will no longer be able to end a tenancy without providing a reason. All tenancies will become periodic, rolling from month to month, which means the traditional fixed-term model is being phased out.

You’ll still be able to regain possession of your property, but it will have to be for one of a list of approved reasons - like selling up or moving back in yourself - and you’ll need to give at least two months’ notice. It’s a shift in power, certainly, but not a removal of your rights. The key is understanding the updated rules and acting within them.

Updated Grounds for Possession

To compensate for the loss of Section 21, the government is refining Section 8 grounds for eviction. If a tenant falls into serious arrears - defined as three months of unpaid rent - you’ll be able to serve notice. Likewise, if you plan to sell the property or move into it yourself, you’ll be able to start proceedings after the first six months of a tenancy.

While this adds some structure, it also places more weight on documentation. Any claims will need to be well-evidenced, and mistakes in notice periods or process could cause delays. Now’s a good time to review your paperwork and brush up on procedures.

Rent Increases: A More Transparent Process

The Bill also introduces tighter controls around rent increases. You’ll be allowed to review the rent once a year, with at least two months’ notice, and rent bidding between tenants will be outlawed.

This is about fairness and predictability. For landlords, it means less volatility, but also less room for reactive price rises. Setting a sensible rent at the outset and managing expectations with tenants will go a long way.

Pets, Redress and Digital Portals

Other parts of the Bill might seem more administrative but are just as important. Tenants will now be able to request to keep a pet, and landlords must consider this reasonably. You’ll be allowed to require pet insurance to cover potential damage, which should ease concerns.

In addition, every landlord will be required to join a new ombudsman scheme - even those who self-manage. This is designed to offer tenants a clearer path to resolving disputes without going to court.

And there’s a new digital property portal coming, where you’ll need to register your properties and confirm compliance with safety and legal standards. It’s one more step, yes, but also a helpful tool to keep everything in one place.

Tougher Penalties for Non-Compliance

Local councils will be given more power to act against landlords who don’t meet their obligations. Tenants, too, will have access to more legal support. If you’re found to be in serious breach, penalties could include rent repayment orders (for up to two years’ rent), County Court Judgements, or even being barred from letting altogether.

This might sound harsh, but it’s aimed at rooting out the minority of rogue landlords who give the rest a bad name. If you’re doing things properly, there’s nothing to fear - but it’s more important than ever to stay on top of the rules.

How to Prepare

There’s still time to get ahead. Start by reviewing your tenancy agreements and ensuring they reflect the new rules. Make sure your rent collection systems are solid and that you’re ready to join the ombudsman scheme when it goes live. It’s also worth opening a line of communication with your tenants - being proactive now can prevent misunderstandings later.

Think of this as a good moment to take stock. Update your processes, refresh your knowledge, and seek advice where needed. You don’t need to go it alone.

A New Chapter for Letting

It’s natural to feel wary when change comes in thick and fast. But for many landlords, these reforms could bring a more balanced and professional sector - where both landlords and tenants know where they stand.

At Bristol Property Centre, we’re here to help landlords navigate the new landscape with clarity and confidence. If you’ve got questions about how the Renters' Reform Bill will affect your property, get in touch and let’s talk.