The Future Tenancy Safeguards UK Renters Reform is set to bring significant changes to how private rental agreements work across England. With the Renters (Reform) Bill progressing through Parliament as of early 2024, tenants and landlords alike should prepare for a new legal landscape that aims to strengthen long-term security and fairness in the rental market.
How the Future Tenancy Safeguards UK Renters Reform Will Change Rental Laws
The Renters (Reform) Bill, introduced in May 2023 and under parliamentary review in 2024, proposes to overhaul existing tenancy rules in England. One of the core reforms is the abolition of Section 21 ‘no fault’ evictions. Currently, landlords can evict tenants without giving a reason, provided they give at least two months’ notice at the end of an assured shorthold tenancy. This will no longer be allowed under the new rules.
Instead, all tenancies will move onto a single system of periodic agreements. This means that fixed-term contracts will be replaced by rolling tenancies with no specified end date, giving tenants greater stability. Although landlords will still be able to seek possession under reasonable grounds, such as wanting to sell the property or where the tenant is in serious rent arrears, they must follow a stricter legal process.
This reform builds upon the government’s commitment in its 2019 manifesto to deliver a fairer rental sector. If passed in its current form, the legislation would apply only to England and would radically shift the balance of rights and responsibilities in favour of tenants without removing landlords’ legitimate powers of repossession when justified.
What Tenants Should Know About Legal Grounds for Eviction
Under the new regime, landlords will be required to serve a valid ground under Schedule 2 of the Housing Act 1988 (as amended by the bill) if they want possession. These grounds will be either mandatory or discretionary. For example, if a landlord or their close family member wishes to move into the property, that will be a valid reason under a new mandatory ground. Likewise, persistent rent arrears or proven antisocial behaviour will remain legal routes to reclaim a property.
Tenants should note that these reforms do not mean an end to evictions altogether. Instead, they are designed to ensure evictions are fair and based on sound reasons. Courts will still play a central role in deciding whether possession should be granted, particularly in discretionary cases. Importantly, tenants will have more protection against arbitrary removals and enough time to challenge improper notices.
How the Reform Affects Rent Increases and Disputes
In addition to changing eviction procedures, the Renters (Reform) Bill also brings clarity to how rent increases are managed. Under the upcoming law, landlords will only be able to increase rent once per year and must provide tenants with at least two months’ notice. Moreover, tenants will have the right to challenge excessive increases through First-tier Tribunals, which can assess whether the proposed amount is reasonable given the market and property condition.
While landlords still retain the right to set market rents, they must act fairly and transparently. This gives tenants more predictability in their housing costs and ensures protection against sudden or disproportionate rises. If you receive a rent hike notice, consider seeking advice from Citizens Advice or a housing solicitor, especially if the increase seems unjustified.
Stronger Oversight and a National Landlord Register
Another key aspect of the Future Tenancy Safeguards UK Renters Reform is the proposal for a national landlord register. This new system, called the Property Portal, will require all private landlords to register their properties and meet minimum compliance standards before they can legally let to tenants. It aims to improve accountability and transparency in the sector.
This register will also make it easier for local councils to enforce housing standards. Currently, many tenants struggle to identify who manages or owns their home. The Portal will correct this by linking each rental property to its registered landlord, helping to crack down on unsafe or illegal lettings. Compliance with safety regulations, including gas safety, electrical checks, and energy performance certificates, will be tied directly to the new system.
Strengthened Tenant Protections Against Retaliatory Evictions
Under the current system, tenants who complain about housing issues sometimes face retaliatory eviction notices. The Renters (Reform) Bill addresses this concern by empowering tenants to report poor conditions without fear. If a local authority serves an enforcement notice for disrepair or poor housing standards, the landlord will be temporarily restricted from seeking possession based on certain grounds.
This protection ensures that tenants can assert their rights regarding repairs, mould, or safety concerns without risking immediate eviction. It also encourages landlords to maintain their properties to avoid falling foul of enforcement action. As a result, both parties benefit from clear rules and better housing standards overall.
Transition Period and Implementation Timeline
If passed before the end of 2024, the reforms will be implemented in a staged manner. Initially, all new tenancies will follow the new rules shortly after Royal Assent. Existing tenancies will transition after a further grace period, likely around 12 months later. This phased introduction will allow both landlords and tenants to adjust to the changes and seek appropriate legal advice if needed.
Tenants currently in fixed-term agreements will not lose those rights immediately. Their contracts will remain valid until the reform comes into full effect. However, they should begin familiarising themselves with the new rules as landlords will eventually need to convert existing arrangements into periodic tenancies as required by law.
Preparing for the Future as a Private Renter in England
Although the Renters (Reform) Bill is still subject to further parliamentary debate, it’s clear that its principles are aimed at reshaping the rental sector into a more balanced and secure environment. The Future Tenancy Safeguards UK Renters Reform prioritises tenant security, transparency, and fairer dispute resolution without undermining landlords’ core rights.
As a tenant, staying informed is key. Review your tenancy agreement, ensure your deposit is protected, and understand what notice periods apply to you. If you face uncertainty or potential eviction, free legal resources and housing charities are available to support you. The changes may not happen overnight, but preparation will help you navigate your tenancy with confidence and clarity.