The proposed changes in the Bill represent a significant shift in the rights and protections for tenants, as well as in the responsibilities of landlords. Here’s a breakdown of the most notable reforms:

1. Abolish Fixed-Term Tenancies:
Residential tenancies will automatically become periodic assured tenancies, meaning they won’t have a set end date. This provides tenants with more stability but also gives landlords flexibility for longer-term arrangements without the need for frequent renewals.

2. Ending “No Fault” Evictions:
Landlords can no longer evict tenants without a reason (under Section 21 of the Housing Act 1988). Instead, they must provide valid grounds for eviction (e.g., if they or a family member plan to move in, or if the property is to be sold). This reform aims to offer tenants greater security of tenure.

3. Easier Termination for Tenants:
Tenants will be able to end their tenancy with just two months’ notice, a more straightforward process compared to current rules that may involve longer notice periods or specific conditions.

4. Limitations on Rent Increases:
Rent increases will be capped to once a year, subject to formal notice. Additionally, tenants will have the right to challenge any increases through an independent tribunal, ensuring that rent hikes are fair and transparent.

5. Mandatory Registration for Landlords:
Landlords will need to register on the Private Rented Sector Database in order to legally terminate tenancies. This will help keep track of landlords and potentially ensure better enforcement of regulations.

6. Introduction of a Private Rented Sector Ombudsman:
A new ombudsman will be introduced to handle disputes between landlords and tenants, making conflict resolution more accessible and streamlined.

7. Pet Ownership Rights:
Tenants will have a stronger right to request permission for pets. Landlords cannot unreasonably refuse such requests, though tenants may be required to obtain pet insurance to cover potential damages, helping to balance the interests of both parties.

8. Decent Homes Standard for Private Rentals:
The Bill extends the Decent Homes Standard, previously applicable only to social housing, to private rentals. This ensures that rental properties meet a minimum level of safety, comfort, and repair, and that tenants are protected under the Homes (Fitness for Human Habitation) Act 2018.

9. Implementation of Awaab’s Law:
This law introduces requirements for landlords to address serious hazards, such as damp and mould, within defined timescales. Tenants will have the right to claim compensation for failures to meet these requirements, reinforcing the emphasis on property upkeep and tenant welfare.

10. Prohibition of Discrimination:
The Bill includes measures to prevent discrimination against tenants based on family status, receipt of benefits, or other protected characteristics. This is designed to promote fairness and equality in the rental market.

11. Ban on Rent Bidding Wars:
Landlords and agents will be prohibited from soliciting or accepting offers above the listed rent. This is a critical measure to prevent escalating rental costs driven by competitive bidding and to promote fairer, more transparent pricing in the rental market.

These changes are likely to significantly improve tenant protections while also increasing the regulatory obligations for landlords. However, the success of these reforms will depend on effective enforcement and whether landlords adapt to the new framework without reducing the supply of rental properties.