The Renters’ Rights Bill 2024 is set to bring sweeping reforms to the private rental sector in England and Wales. One of the most significant changes is the proposed abolition of Section 21 notices, often referred to as ‘no fault’ evictions. These currently allow landlords to regain possession of their property by giving tenants two months’ notice, without needing to provide a reason.
On 7 November 2023, the King’s Speech confirmed the Government’s intention to introduce the Renters (Reform) Bill, aiming to provide long-awaited protections for tenants—despite the concerns it has raised among landlords.
The current process: Section 21 Notices
Under the current regime, landlords wishing to serve a Section 21 notice must comply with various statutory requirements, including:
Protecting the tenant’s deposit;
Providing an up-to-date Energy Performance Certificate (EPC);
Issuing a valid Gas Safety Certificate.
Failure to meet these requirements renders a Section 21 notice invalid.
In November 2024, the Ministry of Justice reported the highest number of bailiff-led repossessions in six years—24% higher than in 2023—demonstrating growing pressure on the current system.
What is the Renters’ Rights Bill 2024?
Labour leader Sir Keir Starmer pledged to abolish Section 21 notices, and the Government has now introduced the Renters’ Rights Bill 2024 (the Bill), which has passed the committee stage in the House of Lords.
The Bill proposes the abolition of Assured Shorthold Tenancies (ASTs). In their place, all tenancies will become monthly periodic tenancies by default. This change means tenants may remain in their homes indefinitely, unless:
They choose to leave voluntarily; or
A landlord regains possession through a valid Section 8 notice, using one or more of the revised or new statutory grounds.
Key changes to Section 8 Notices
The Bill introduces amendments to the grounds for possession under Section 8 of the Housing Act 1988. These changes aim to strike a balance between tenant protection and landlord rights.
Ground 8: Rent arrears
One of the most significant changes is to Ground 8, which deals with rent arrears. Currently, landlords can serve a Section 8 notice with just two weeks’ notice if a tenant is two months in arrears.
The Bill proposes:
Raising the threshold to three months’ arrears;
Increasing the notice period to four weeks.
This provides tenants with greater time to resolve financial difficulties before facing eviction.
New grounds for Possession
The Bill introduces new grounds for possession, including:
Selling the property – Landlords will be able to serve notice if they intend to sell the property, providing a clear and legitimate basis for recovery of possession.
Other key aspects of the new Renters’ Rights Bill include:
1. A new private rented sector database
A central database will be established to confirm a landlord’s compliance with legal obligations. Landlords seeking to serve a Section 8 notice must demonstrate adherence to statutory requirements.
2. Decent homes standards & awaab’s law
The Bill will extend Awaab’s Law, requiring landlords to investigate and resolve health hazards—such as damp and mould—within specific timeframes. Currently, 12% of private rented homes contain serious hazards.
3. Restrictions on rent increases and upfront payments
The Bill aims to limit financial pressure on tenants by:
Capping upfront rent payments to one month (or 28 days);
Preventing rent increases more than once a year and only to market rates;
Banning “bidding wars” where tenants compete by offering higher rents.
4. Penalties for misuse of possession grounds
Landlords who knowingly misuse a ground for possession may face rent repayment orders—a financial penalty designed to deter abuse of the system.
Challenges and concerns
A major concern is the anticipated increased pressure on the court system. With the removal of Section 21, more possession claims will be routed through the courts under Section 8. Given that it can currently take up to a year for cases to be processed, this raises serious questions about capacity.
The Government acknowledges this and proposes the creation of a new housing ombudsman to handle disputes and complaints from both landlords and tenants in a faster, more cost-effective way.
What happens next?
While the Bill is not yet in force, landlords and tenants alike should prepare for these changes.
Section 21 notices served before the Bill takes effect will remain valid, and those tenancies will still be treated as ASTs for that purpose.
Landlords should ensure they are fully compliant with existing legislation and begin reviewing tenancy agreements in light of the proposed reforms.
Tenants should familiarise themselves with both their current rights and the protections that the Bill will introduce.
Need advice?
If you need advice on the Renters’ Rights Bill, your tenancy agreement, or regaining possession of your property, please don’t hesitate to get in touch with our team.
