what is the renters' rights bill?

Fixed Income. Zero Hassle. Complete Peace of Mind.

With the Renters’ Rights Bill (RRB) expected to become law by summer 2025, many landlords are wondering: what exactly is changing, and how will it affect me? This landmark piece of legislation aims to offer more protection for tenants - but it also brings big changes for those renting out property.


If you currently let to tenants using an Assured Shorthold Tenancy (AST), there are a few key updates you should be aware of. Here’s a breakdown of what’s coming and how to prepare.


ASTs Are Out – Assured Periodic Tenancies Are In


Under the RRB, the familiar fixed-term tenancy agreements will be replaced by monthly rolling contracts, known as assured periodic tenancies. These agreements won’t have a set end date and will simply continue until either:


  • The tenant gives notice, or
  • The landlord uses a legal ground to reclaim possession



It’s a big shift from the current system—and one that aims to give tenants more stability.

what is changing?

A 12-Month Protected Period for Tenants


New tenancies will come with a 12-month protected period. During this time, landlords won’t be able to ask tenants to leave unless they’re selling to another landlord who agrees to keep the tenants in place. Tenants, however, can still serve notice at any point during this time. They’ll need to give two months' notice, timed with their rent due date.


One Start Date for Everyone


There won’t be any phasing in of the new rules. As things stand, both new and existing tenancies will switch to the new system on the same day. While the Bill does allow for a short transition period, landlords should start reviewing their tenancy agreements and procedures now to avoid any surprises later.


No More 'No-Fault' Evictions


One of the biggest changes is the abolition of Section 21 notices—also known as no-fault evictions. Instead, landlords must use a Section 8 notice and give a specific reason for ending the tenancy.


Valid grounds include:


  • Wanting to move into the property
  • Selling the property
  • Persistent rent arrears
  • Antisocial behaviour


Rent Increases – Still Allowed, But Regulated


Landlords can still raise the rent—just once per year, and it must be done via a Section 13 notice. The increase needs to reflect local market rates, and you may be asked to provide evidence. If the tenant disagrees with the new amount, they can challenge it by applying to the First Tier Tribunal.


Bidding Wars Are Banned


You’ll need to advertise a clear asking rent—and stick to it. Encouraging tenants to bid above the advertised price (or accepting such offers) will no longer be allowed. This aims to keep the rental process fair and transparent, especially in competitive areas.


Tougher Penalties for Non-Compliance


Local councils will have stronger powers to enforce the new rules. Fines are also increasing, with landlords facing:


  • Up to £7,000 for a first offence
  • Up to £40,000 for repeat breaches

How Can Landlords Prepare?

The Renters’ Rights Bill brings with it a lot of change—and it’s natural to feel uncertain. If you're not keen on navigating these new rules, there’s a more straightforward alternative.


At Nucleus Property Group, we take on the tenancy so you don’t have to. We guarantee your rent for up to five years, regardless of whether the property is occupied, and manage everything from tenants to compliance. Even better, our leasing model doesn’t fall under the new RRB regulations.


Why use Nucleus Property Group?


  • Rent Paid Every Month – even during vacancies


  • No Letting or Management Fees


  • No Tenant-Find Costs


  • Full Maintenance and Compliance Included


  • Simple, Long-Term Agreement


This service is ideal for landlords who want to protect their rental income while enjoying a hands-off, professional approach.


We ensure your property is looked after and your income remains consistent—365 days a year.