There’s been a lot of talk recently about the new Renters Reform Bill, which received Royal Assent on 26th October 2025. This is one of the biggest shake-ups to the private rental sector in decades, and it will affect every landlord across England — including right here in Keswick.
At Edwin Thompson, we want to make sure our landlords are fully informed and prepared for the changes ahead. Below, we’ve summarised the 10 key changes you need to know about. The government has not yet confirmed the implementation timetable, but these updates are expected to come into force over the coming months.
1. All Tenancies to Become Periodic
Once the new rules take effect, all Assured Shorthold Tenancies (ASTs) will automatically convert into assured periodic tenancies (rolling contracts).
That means tenancies will continue indefinitely until ended by a valid notice — either from the tenant or from the landlord, but only for specific legal reasons.
2. A New Tenancy Structure
Landlords will need to provide tenants with a written statement of tenancy terms at the start of every new tenancy.
Existing tenants won’t need new agreements, but you’ll need to give them a Government-issued summary of the changes within one month of the legislation coming into force.
Note: Rent cannot be taken in advance of signing the tenancy, although the deposit can.
3. Clearer Grounds for Ending Tenancies
The headline change: Section 21 “no-fault” evictions are being abolished.
Going forward, landlords will only be able to regain possession using Section 8 grounds, such as selling the property or moving in themselves — though these cannot be used within the first 12 months of a tenancy.
Tenants will be able to leave at any time with two months’ notice, and if one joint tenant gives notice, it applies to all.
4. New Rules on Rent Increases
Rents can only be increased once per year, with at least two months’ notice, via a Section 13 notice.
Tenants can challenge increases they feel are unfair through the First Tier Tribunal.
In addition, rent payments can only be monthly (or less frequent), and landlords cannot insist on advance rent beyond the first month.
5. No More “Rent Bidding Wars”
Landlords and agents must now advertise a clear asking rent.
Prospective tenants cannot be encouraged to offer above that amount, and offers over the advertised rent cannot be accepted.
6. Greater Rights for Tenants with Pets
Under the new rules, landlords cannot unreasonably refuse a tenant’s request to keep a pet.
You must respond within 28 days.
The only valid reason to refuse is if a superior landlord (such as a freeholder) prohibits pets and refuses permission, or if you can demonstrate that the request is unreasonable.
7. Anti-Discrimination Measures
Landlords will no longer be allowed to refuse tenants simply because they:
- Have children, or
- Are receiving benefits.
You can still conduct affordability checks and refuse applications based on income or property suitability — for example, if accepting a family would make the property overcrowded.
8. Higher Property Standards
All rented homes must now meet the Decent Homes Standard — meaning they must be safe, well-maintained, and free from hazards.
This includes compliance with Awaab’s Law, requiring landlords to act promptly on issues like damp and mould.
9. Mandatory Landlord Registration & Ombudsman Scheme
Every landlord will need to register on the new Private Rented Sector Database and join the Landlord Ombudsman.
The Ombudsman will handle complaints and disputes, helping to avoid lengthy legal proceedings.
10. Tougher Local Authority Enforcement
Local councils will have expanded powers to enforce the new laws.
Fines start at £7,000 for a first offence, rising to £40,000 for repeat breaches.
Tenants may also apply for Rent Repayment Orders of up to 24 months’ rent for serious offences.
🏠 What This Means for Keswick Landlords
The Renters Reform Bill represents a major shift towards a more transparent and fair rental system. While some of the changes may feel challenging, they also create an opportunity to strengthen trust between landlords and tenants.
At Edwin Thompson, we’re here to help you stay compliant, protect your investments, and adapt smoothly as the new rules come into play.
If you’d like advice tailored to your property portfolio — or just want to discuss what these changes mean for you — please contact our Keswick lettings team. We’re always happy to help.
Written by Kate Maughan, Lettings Manager in our Keswick office.
📞 017687 72988
📧 k.maughan@edwin-thompson.co.uk